With the planned expansion, the population of The Villages would reach roughly 260,000 people and more than 130,000 homes by 2045.
The Villages, the largest master-planned community in the United States, is taking strides to become even bigger following a recent investment meeting.
Already sitting on 57,000 acres with over 170,000 residents, the Florida development aimed at retirees plans to issue almost $180 million in high-yield debt to finance the construction of thousands of new homes on an 800-acre expansion.
At an investor presentation this week, The Villages revealed that the upcoming bond offering will fund the construction of 3,860 new residential units as well as new golf courses and recreation centers, according to a preliminary offering memorandum dated Oct. 7.
The Villages is seeking funding via Special Assessment Revenue Bonds, referred to as Series 2026 Bonds, which can be purchased in $5,000 denominations.
Interest on the 2026 Bonds will be paid bi-annually on each May 1 and Nov. 1, beginning May 1, 2027. The bonds will mature fully at various dates between 2031 and 2056.
The construction cost of the upcoming project is estimated to total $314 million, of which $157 million will be funded by the 2026 Bonds and $157 million will be funded by The Villages Development Company, LLC, according to the Preliminary Engineer’s Report.
Nearly 800 acres in Sumter County will be added to The Villages’ footprint.
With the planned expansion, the population of The Villages would reach roughly 260,000 people and more than 130,000 homes by 2045.
A major expansion of the development is already underway. Homes in the initial phase of the project, which is expected to result in 2,812 residential units, began selling in the second quarter of 2026. Of 710 units completed by August 31, 120 units are under contract and 92 have been closed on, according to the memorandum.
The cost of a home in The Villages has been steadily declining since 2022, according to Realtor.com® listing data.
The median listing price peaked at $436,850 in 2022. As of October 2026, the median listing price is $397,875.
At the same time, the number of active listings, not including developer listings, hit a 10-year low of 153 in 2022. As of October 2026, there are 519 active listings.
With the planned expansion, the population of The Villages would reach roughly 260,000 people and more than 130,000 homes by 2045. (Stock image) (Getty Images) Still, the Realtor Hotness Index finds The Villages to be a hot market, with homes moving quickly and an equal supply and demand. The increase in listings is not due to a lack of interest, but rather a rebalancing from the extreme buying boom following the pandemic.
“We’re still selling like hotcakes. Even with the inventory increase, we were still selling,” Shannon Lee Sanford of Realty Executives in The Villages tells Realtor.com. “If anything, we were breaking records month after month.”
Although prices dropped significantly and inventory is up, sellers with well-cared for and properly priced homes sell quickly, according to Sanford.
Due to its Central Florida location—which is relatively protected from coastal storms—and constantly expanding amenities, The Villages has a lot to offer its constantly growing population. Many other retirement communities haven’t been able to replicate The Villages’ offerings, according to Scout Eveleth, a real estate agent at Scout The Villages.
“It is kind of expensive to live here, but if you look at it from a value perspective, from what you pay for, in my opinion, what you get is very strong,” Eveleth tells Realtor.com. “Most communities are going to have HOAs or other fees, but you don’t always get a lot in return for those. In The Villages, again, it is a little bit expensive, but you get quite a bit from that.”
Florida tax laws can benefit retirees in big ways. The state has no income tax, so Social Security taxes, no inheritance tax, no estate tax, and no taxes on retirement income such as pensions, IRAs, or 401(k)s.
However, these savings are counteracted by a steep 7% sales tax and high property taxes, which range from 1.1% to 1.5% depending on the area of The Villages.