New Village vs. Old Village: Making the Right Choice in The Villages, FL

As a professional real estate agent who lives and breathes The Villages lifestyle, one of the most common questions I get is: Should I buy a brand-new home or a pre-owned home (resale)? The answer is rarely simple, as both options offer distinct advantages and challenges shaped by trends, pricing dynamics, and construction methods unique to this thriving 55+ community. Choosing the right path is crucial, and it depends on your priorities—be it the latest features, a prime location, or immediate move-in.

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Page 1: Pricing, Trends, and Construction Foundations

Current Market Trends and Pricing

The Villages real estate market has seen significant evolution. Historically, pre-owned homes in the older, more central sections often commanded a premium due to their desirable location—closer to the original town squares, established amenities, and mature landscaping. This trend still holds, but the gap is closing.

• Pre-Owned (Resale) Trends: Resales in established areas generally offer higher land value due to their proximity to the heart of The Villages. While the median sale price for the entire community is around the mid-$300s, older homes with desirable locations and numerous upgrades can easily exceed this. Buyers in the resale market often have increased negotiating power today, with the median days on market rising from previous years.

• New Construction Trends: New homes are typically built in the expanding southern districts, meaning the Bond assessment (the community development district or CDD debt) is often higher for new construction. However, new construction allows the buyer to customize finishes and benefit from current energy-efficient building standards. The initial purchase price of a new home may appear lower on a price-per-square-foot basis compared to a prime resale, but once you factor in all the upgrades, landscaping, and the higher Bond, the total cost can meet or exceed a pre-owned home.

Best Practice: When comparing, look at the total cost of ownership, including the Bond balance, estimated Bond payment, and the cost of desired upgrades for a new home versus a comparable resale's purchase price and any immediate renovation needs.

Block vs. Wood Frame: The Construction Divide

The primary difference in the structural integrity of homes here lies in the exterior wall construction: Concrete Block (CMU) versus Wood Frame.

Feature	Concrete Block (CMU)	Wood Frame
Primary Advantage	Superior storm resilience, pest (termite) resistance, and better sound insulation. Generally, lower homeowner's insurance premiums in Florida.	Lower initial construction cost, quicker build time, and greater flexibility for future remodeling (e.g., knocking out interior walls).
Common in The Villages	Prevalent throughout much of the community, especially in older and designer homes.	Often used in specific models and some villa styles; commonly used for second stories on block homes.
Maintenance & Durability	Low long-term maintenance; durable and fire-resistant.	Requires more vigilance against moisture intrusion and termites; requires proper hurricane strapping and engineering to meet high-wind codes.

The critical takeaway is that both methods, when built to current Florida Building Codes, are safe and structurally sound. However, many buyers prefer Block for its perceived longevity, disaster resilience, and long-term insurance savings, making it a key factor in resale demand.

Quality and Age: Are Older Homes Better Built?

The question of whether homes constructed 20 years ago (around the early 2000s) are "better" than homes built today is complex. The reality is that construction quality changes based on codes and economics, not necessarily craftsmanship.

• Older Homes (2000s): Homes from this era were built to the building codes of the time, which may have been less stringent than today's post-hurricane codes, particularly regarding wind resistance, strapping, and foundation requirements. However, many older homes have features that were standard then but are now considered upgrades (like a fully enclosed, screened lanai, or certain high-quality finishes).

• New Homes (Today): Today's homes are built under the most modern, rigorous Florida Building Codes, making them highly resistant to wind and incorporating advanced energy-efficiency mandates. The challenge is that to keep base prices competitive, some builders may use lower-grade materials for standard finishes, requiring the buyer to spend more on options to reach the same aesthetic quality as an older, well-maintained resale.

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Page 2: Challenges, Modern Features, and the Buying Experience

Challenges of New vs. Pre-Owned

Category	New Construction (Builder Sale)	Pre-Owned (Resale)
Financial	Higher Bond assessment; cost of upgrades (landscaping, finishes, screening) adds significantly to the final price.	Potential for unexpected maintenance/repair costs (e.g., HVAC, roof, water heater nearing end of life).
Time & Process	Waiting time for completion; potential construction delays; highly standardized buying process with limited negotiation.	Quicker closing time; process may involve more back-and-forth negotiation, potential for bidding wars in high-demand areas.
Location & Landscaping	Often located in newer, less-developed areas farther from established amenities; nascent landscaping and less mature trees.	Prime locations (centrality); mature landscaping providing privacy and shade; yard size may be smaller in older villas.
Features & Condition	Everything is new and under warranty; must pay extra for desired features (e.g., screened lanai, whole-house fans).	Condition is "as-is"; may require immediate cosmetic updates (paint, flooring); Bond balance can be low or paid off.

Standard Features: 2000s vs. Today

The biggest differences are found in energy efficiency, technology, and interior design concepts.

Feature	2000s Home (Resale)	Today's New Construction
Kitchen Layout	Often more compartmentalized; smaller islands or peninsulas; standard height cabinetry.	Open-concept with large central islands; taller cabinetry; standard granite/quartz countertops.
Efficiency	Standard windows, older insulation standards.	Low-E insulated windows (mandatory); better attic and wall insulation, higher-efficiency HVAC units.
Garages	Golf cart garage door was often standard.	Golf cart garage door is now frequently an upgrade option (not standard).
Lanai/Outdoor	Screened-in lanai or birdcage was often a standard feature.	Lanai/Outdoor space is often unscreened at the base price; screening is a substantial upgrade cost.
Technology	Standard wiring; no built-in smart features.	Smart-home readiness (pre-wired for security, networking, etc.); USB outlets often standard.
Finishes	Lower base ceilings, standard height doors; often features wall-to-wall carpeting.	Higher ceilings and door frames (8 ft doors becoming common); plank tile or luxury vinyl plank (LVP) flooring is now the base standard in many models.

Best Practices for a Villages Buyer

1. Define Your Location Priority: If being close to Spanish Springs or Lake Sumter Landing is non-negotiable, focus on resales. If being on the cutting edge of the new amenities (like Eastport) is key, look new.

2. Verify the Bond: Always know the initial Bond amount and the remaining balance. A paid-off Bond is a significant advantage in a resale, while a high new Bond increases your monthly outlay.

3. Inspect Everything: For pre-owned homes, a thorough home inspection is vital to assess the condition of major systems (HVAC, roof, plumbing). For new construction, a pre-drywall inspection and a final inspection by an independent third party are highly recommended to ensure quality control.

4. Work with a Local Professional: Buying in The Villages is unique. Use a licensed Realtor who understands both the MLS and the Villages-exclusive Villages-Listing-Service (VLS) to ensure you see all available inventory and have expert guidance on the pros and cons of new versus pre-owned homes.

Ultimately, whether you choose the customizability and newness of an expansion home or the established charm and location of a pre-owned property, The Villages offers a fantastic lifestyle. Your perfect home awaits—and with the right professional guidance, it will be the one that best fits your goals, budget, and desired lifestyle.

Jim & Tami McDonald - Realtors
Realty Executives in the Villages, LLC
1-352-492-1699 email: your352realtor@gmail.com Blog Channel at www. your352bubbleblog.com

The Ultimate Buyers Guide for Living In The Villages (FREE for anyone buying for the 1st time) https://bestrealtorinthevillagesflorida.blogspot.com/2025/05/the-ultimate-buyers-guide-to-living-in.html
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