In The Villages, a typical home is worth $400,100 and typical rent is $1,397 a month. Compared with all of Sumter County, typical rent is 10% higher and the share of households that own their home is 6 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $337,760 to $392,424.
Typical rent
$2,129a month
▼ 1.1% less than 12 months ago
Typical rent from Zillow, March 2022 to September 2026: from $1,832 to $2,129.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
The Villages is in Sumter County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Sumter County. See the county
What this place has that others do not, from public data, most unusual first.
1
The Villages has the 9th highest homeownership rate of the 481 cities in Florida with more than 5,000 people (93%).
2
Nearby, in Belleview, the typical home value is $210,200: 47% less than in The Villages ($400,100).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in The Villages
What homes there are in The Villages, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
The Villages
Sumter County
Florida
United States
Kind of home: The Villages and its comparisons
Measure
The Villages
Sumter County
Florida
United States
Detached house
95%
82%
55%
61%
Attached house
1%
1%
7%
6%
Building of 2 to 4
Unreliable estimate
1%
6%
8%
Apartments (5 or more)
Unreliable estimate
4%
25%
19%
Mobile home
Unreliable estimate
11%
8%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house rules in The Villages: 95% of homes, more than in Sumter County (82%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
The Villages
Sumter County
Florida
United States
Year built: The Villages and its comparisons
Measure
The Villages
Sumter County
Florida
United States
Before 1960
Unreliable estimate
3%
10%
26%
1960–1979
1%
7%
24%
24%
1980–1999
14%
19%
34%
25%
2000–2009
51%
34%
18%
14%
2010 or later
33%
36%
14%
11%
The typical year built in The Villages is 2007, about the same as in Sumter County (2006).
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limit
Under $100K2%
$100K–$200K2%
$200K–$300K16%
$300K–$500K53%
$500K–$750K17%
FHA limit: $541,287
$750K–$1M7%
$1M or more3%
Value of owner-occupied homes: The Villages and its comparisons
Measure
The Villages
Under $100K
2%
$100K–$200K
2%
$200K–$300K
16%
$300K–$500K
53%
$500K–$750K
17%
$750K–$1M
7%
$1M or more
3%
The FHA loan limit for Sumter County is $541,287, and about 76% of owner-occupied homes in The Villages are worth less than that.
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,49934%
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or more14%
Monthly rent with utilities: The Villages and its comparisons
Measure
The Villages
Under $500
Unreliable estimate
$500–$999
Unreliable estimate
$1,000–$1,499
34%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
14%
With a mortgage
$1,755 a month
Sumter County: $1,686 a month
Without a mortgage
$645 a month
Sumter County: $602 a month
Owners with a mortgage
40%
Sumter County: 42%
Owning costs about the same in The Villages as in Sumter County: with a mortgage, $1,755 a month; without one, $645.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
The VillagesBoundaries changed
Sumter County+49%
Florida+67%
United States+53%
Typical rent
The VillagesBoundaries changed
Sumter County+39%
Florida+42%
United States+33%
Typical household income
The VillagesBoundaries changed
Sumter County+34%
Florida+34%
United States+29%
Change since 2015–2019: The Villages and its comparisons
Measure
The Villages
Sumter County
Florida
United States
Typical home value
Boundaries changed
+49%
+67%
+53%
Typical rent
Boundaries changed
+39%
+42%
+33%
Typical household income
Boundaries changed
+34%
+34%
+29%
The boundaries of The Villages changed since 2015–2019, so the Census does not compare its figures from then and now. In Sumter County, the typical home value rose 49%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: The Villages and its comparisons
Measure
The Villages
Sumter County
Florida
United States
Rental vacancy
31.4%
17.1%
7.6%
5.5%
Homeowner vacancy
Unreliable estimate
Unreliable estimate
1.4%
0.9%
More than one person per room
Unreliable estimate
1.0%
3.3%
3.4%
People per household
1.73
1.93
2.51
2.53
Drive alone
56%
70%
70%
69%
Carpool
Unreliable estimate
8%
9%
9%
Public transit
Unreliable estimate
Unreliable estimate
1%
3%
Walk or bike
Unreliable estimate
Unreliable estimate
2%
3%
Work from home
28%
14%
16%
15%
Other means
10%
6%
2%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
In The Villages, the rental vacancy rate is 31.4%; in Sumter County, 17.1%.
On average, a household in The Villages has 1.73 people, fewer than in Sumter County (1.93).
Many people here do not commute at all: 28% work from home; in Sumter County, 14%.
Do the math
What would you pay each month for a home in The Villages?
A typical home costs more than the typical income allows
We start with a typical home in The Villages, worth $400,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 51% of the typical household income in The Villages, which is $77,622 a year. For that payment to be 28% of income, a household would need to earn about $140,931 a year.
The calculator's FHA and conventional loan limits are those of all of Sumter County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in The Villages. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $14,004 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$3,288
at 7.18% · 30 years
Loan amount
$392,853
Total interest
$565,223
Paid off in
November 2056
Includes $6,757 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,811 a month
Tight
$1,811 to $2,329 a month
Hard
more than $2,329 a month
Your payment · 51%
Compared with the typical household income in The Villages ($77,622 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,661
Property tax
$283
Home insurance
$167
FHA mortgage insurance (MIP)
$177
You need at least $14,004 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $3,288; principal and interest $2,661.
The city and its county
The Villages and Sumter County
The Villages is in Sumter County, Florida. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
The Villages
Map of Sumter County, Florida, with The Villages marked. Around it, the neighboring counties.
The Villages
Sumter County
Other cities with a page
The Villages's own numbers
Typical home value
$400,100
Typical monthly rent
$1,397
Typical yearly household income
$77,622
Households that own their home
93%
Effective property tax rate
0.85%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Sumter County
FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,324
Price change over 5 years (FHFA)
+35%
Homes in a high flood-risk zone
3.5%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Sumter County.
A typical home in The Villages is worth $400,100: 4% above the county and 11% above Florida. With the typical household income in The Villages ($77,622 a year), a typical home costs 5.2 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
The Villages5.2 years
Sumter5.0 years
Florida4.8 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Sumter County
According to FHFA’s house price index, home prices in Sumter County rose 59% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Sumter County.
Yearly change in FHFA’s price index in Sumter County, 2016 to 2025
2016: +1.1% +1.1% 2016
2017: +1.9% +1.9% 2017
2018: +5.5% +5.5% 2018
2019: +5.0% +5.0% 2019
2020: +3.3% +3.3% 2020
2021: +8.1% +8.1% 2021
2022: +22.9% +22.9% 2022
2023: +3.4% +3.4% 2023
2024: +1.2% +1.2% 2024
2025: −3.1% −3.1% 2025
Change in FHFA’s price index in Sumter County, Florida and the United States
Period
County
Florida
U.S.
Last year (2025)
−3.1%
−0.5%
+2.9%
5 years (2020–2025)
+35%
+60%
+47%
10 years (2015–2025)
+59%
+127%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
The Villages next to Sumter County, Florida and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
The Villages$400,100
Sumter$385,400
Florida$359,000
United States$332,700
Typical monthly rent
The Villages$1,397
Sumter$1,269
Florida$1,669
United States$1,413
Typical yearly household income
The Villages$77,622
Sumter$76,508
Florida$74,568
United States$80,734
See the full table
The Villages next to Sumter County and Florida
Measure
The Villages
Sumter County
Florida
U.S.
Typical home value
$400,100 ▲4% above the county
$385,400
$359,000
$332,700
Typical monthly rent
$1,397 ▲10% above the county
$1,269
$1,669
$1,413
Typical yearly household income
$77,622
$76,508
$74,568
$80,734
Households that own their home
93% ▲6 points above the county
88%
68%
65%
Typical yearly property tax
$3,400 ▲13% above the county
$3,014
$2,730
$3,119
Effective property tax rate
0.85% ▲0.07 points above the county
0.78%
0.76%
0.94%
Renters with high rent for their income
69% ▲8 points above the county
61%
60%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Sumter County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in The Villages
For a typical $400,100 home in The Villages, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, The Villages's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,288a month
Least cash to close
Down payment
$14,004
Cash to close
$26,007
Rate
7.18%
Mortgage insurance
FHA MIP · $177
Conventional, 5% down$3,215a month
Down payment
$20,005
Cash to close
$32,008
Rate
7.18%
Mortgage insurance
PMI · $190
Conventional, 20% down, no PMI$2,618a month
Down payment
$80,020
Cash to close
$92,023
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,988a month
Down payment
$60,015
Cash to close
$72,018
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in The Villages
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,288
$14,004
$392,853
7.18%
FHA MIP · $177
$26,007
580
Conventional, 5% down
$3,215
$20,005
$380,095
7.18%
PMI · $190
$32,008
620*
Conventional, 20% down, no PMI
$2,618
$80,020
$320,080
7.18%
None
$92,023
620*
ITIN, 15% down (example)
$2,988
$60,015
$340,085
8.18%
None
$72,018
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in The Villages is $1,397 a month: 10% above the county. In The Villages, 69% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Sumter County, by unit size. To pay the 2-bedroom one ($1,324 a month) without spending more than 30% of your income, you would need to earn $25.46 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Sumter County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,092
$21.00
$43,680
1 bedroom
$1,139
$21.90
$45,560
2 bedrooms
$1,324
$25.46
$52,960
3 bedrooms
$1,606
$30.88
$64,240
4 bedrooms
$1,904
$36.62
$76,160
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in The Villages
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). The Villages has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,750 in 32162 to $2,040 in 32163.
2 of the 2 are above the fair market rent for Sumter County ($1,324).
Fair market rent by ZIP code and size in The Villages, fiscal year 2027.
32162
$1,450
$1,510
$1,750
$2,180
$2,520
32163
$1,690
$1,760
$2,040
$2,480
$2,940
ZIP code2 bd3 bd
32162 $1,750$2,180
32163 $2,040$2,480
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for The Villages when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Sumter County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for The Villages or Sumter County. The ones below are statewide in Florida: they work in The Villages the same as in the rest of the state.
Florida Housing second loan with no interest and no monthly payments, repaid when you sell or refinance.Offered by Florida Housing Finance Corporation.
The HUD-approved agencies closest to the center of The Villages, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
CL
Community Legal Services of Mid-Florida, Inc. - Tavares Office
No legal help resource on our list is for The Villages or Sumter County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for The Villages and all of Sumter County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in The Villages?
The typical home value in The Villages is $400,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Sumter County it is $385,400.
How much does it cost to rent in The Villages?
Typical rent in The Villages is $1,397 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Sumter County is $1,324.
What is the FHA loan limit in The Villages?
The Villages uses the FHA limit for all of Sumter County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.
How much property tax do owners pay in The Villages?
The typical homeowner in The Villages pays $3,400 a year, according to the U.S. Census Bureau. That is 0.85% of the home’s value; in Sumter County, the rate is 0.78%.
Where can I find free help to buy or rent in The Villages?
We found no HUD-approved counseling agencies with an office in Sumter County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
