How does the HOA in the Villages FL work? How is it different from typical HOA's?
The big surprise about The Villages is that it generally does not work like a traditional HOA community.
Most people ask, “What’s the HOA fee?”—but in The Villages, the better question is:
“What are the CDD fees, bond, and amenity fee?”
That’s because The Villages is primarily run through Community Development Districts (CDDs) rather than a standard HOA.
How it works in The Villages
Instead of one typical homeowners association collecting monthly dues, you usually have 3 separate cost buckets:
1. CDD (Community Development District)
This is a special-purpose local government, not a private HOA.
It handles things like:
roads / landscaping / drainage / utilities / recreation infrastructure / public safety support / sanitation and maintenance etc.
The Villages officially states these CDDs are “independent units of local, special purpose government” that provide maintenance, utilities, sanitation, recreation, and more.
Unlike an HOA:
CDD fees are often collected on your property tax bill
CDD boards are public governmental boards.
Meetings are public and elections are handled more like local government elections.
A normal HOA is a private corporation, while a CDD is a public governmental entity.
2. Bond (very important)
This is the part many buyers miss.
When a neighborhood is built, infrastructure is financed using municipal bonds.
That includes things like: Roads / Pools / Recreation centers / Utilities / Mail stations
Golf-related infrastructure Etc.
You pay your share through a bond assessment, often over ~20–30 years, and it appears as a non-ad valorem assessment on the tax bill. It can often be prepaid or paid off if owner chooses to do so.
This is very different from most HOA communities.
A house may look “cheap” compared to another one—but if it still has a large bond balance, your true cost is higher when including the bond amout that remains.
3. Monthly Amenity Fee
This is the closest thing to an “HOA fee.”
It covers access to: Executive golf / Pools / Recreation centers / Pickleball / Tennis
clubs / Social activities / Community centers etc.
The Villages currently advertises a $204/month amenity fee for access to these lifestyle amenities. ( this can be considered an average numer)
This is usually paid separately (often through utility billing), not through the HOA.
Important detail: There can still be deed restrictions even without a traditional HOA, The Villages still has: Exterior rules / Landscaping standards / Parking rules / Home appearance restrictions etc.
So you still can’t just do anything you want. It’s “not an HOA” in structure—but it still feels regulated like one.
What buyers should check before purchasing
Always ask:
1. What is the remaining bond balance?”
because this can mean tens of thousands of dollars.
2. Annual CDD maintenance amount
monthly amenity fee
3. whether the bond is paid off or what the current balance is.
Two homes on the same street can have very different carrying costs.
Simple version
Typical HOA:
“I pay monthly dues to a private neighborhood association.”
The Villages:
“I pay district assessments, possible bond payments, and an amenity fee to a special government structure.”
That’s the real difference.
And honestly—it’s one of the most important things to understand before buying.