Trying to decide whether you belong in the north, central, or south end of The Villages? You’re not alone. Each area offers a different mix of home ages, golf-cart access to town squares, medical convenience, and carrying costs. In this guide, you’ll get a clear, side-by-side look at Spanish Springs (north), Lake Sumter Landing (central), and Brownwood–Sawgrass–Fenney (south) so you can match a neighborhood to your lifestyle and budget. Let’s dive in.
How The Villages splits into three zones
Most home shoppers think of The Villages in three practical zones tied to the community’s town squares:
- North: Spanish Springs, the original square that anchors the older core.
- Central: Lake Sumter Landing, the waterfront “downtown” with a busy boardwalk and shops.
- South: Brownwood Paddock Square and the newest villages around Sawgrass Grove and Fenney.
If you want to preview each square’s look and feel, start with the official overview of The Villages’ town squares. Also note that The Villages crosses Sumter, Lake, and Marion counties. Before you fall in love with a home, confirm the parcel’s county and Community Development District on this mapped list of villages and districts from a local guide to neighborhood names and maps.
Quick snapshot: what changes from north to south
Here’s how the three zones typically differ for relocating retirees:
- Age of homes and floor plans: The north has many 1990s to early 2000s homes and villas. The central band grew through the mid-2000s with a broad mix. The south is the newest growth front, with modern plans and larger models built from the 2010s forward. A local history timeline highlights Spanish Springs as the oldest area and Brownwood’s 2012 opening as a southern milestone (VillagesPulse history recap).
- Square access and nighttime vibe: Spanish Springs is classic and culture-forward, Lake Sumter Landing feels like a waterfront downtown, and Brownwood leans western-themed with newer marketplace spots.
- Golf access and variety: Golf is community-wide with more than 50 courses, so you’ll usually be a short cart ride from play. For specific layouts or practice facilities, check the official golf overview.
- Medical convenience: UF Health The Villages Hospital is centrally located for acute care, and large outpatient centers serve all areas. See UF Health The Villages Hospital details.
- Carrying costs: CDD maintenance, amenity fees, and any outstanding bond vary by district and show on the tax bill. Learn how CDDs work at DistrictGov.org and review fee basics in this local explainer on amenity and CDD assessments.
North: Spanish Springs area
The north is the community’s original core around Spanish Springs. If you want a mature setting near the oldest square and a strong performing arts venue, put this area on your list.
What you’ll notice:
- Housing stock and era: Many homes here date from the 1990s through the early 2000s, with lots of patio and courtyard villas plus smaller single-family footprints. A local history recap supports Spanish Springs as the early build phase for The Villages (see the VillagesPulse timeline).
- Square access: Spanish Springs is the original square with a Southwestern theme and cultural venues. Check the official overview of town squares and nightly entertainment to get a sense of the scene.
- Golf: Executive courses sit close by, with championship options reachable by cart or short drive. For a sense of scope, see the golf network overview.
- Medical and daily needs: You’ll find established medical plazas and shopping centers in and around the Spanish Springs and Spanish Plaines areas, with the central hospital reachable by car or golf cart.
Neighborhoods to start your search:
- Mira Mesa, Santiago, Santo Domingo, Rio Ponderosa, Tierra Del Sol, El Cortez. Use this mapped list of villages to pinpoint exact locations and districts: neighborhood names and maps.
Tip: On resales, you may see listings advertised as “Bond Paid.” Always verify the tax bill for the specific parcel and confirm the CDD and any remaining bond with the district.
Central: Lake Sumter Landing
If you picture strolling a waterfront boardwalk, grabbing dinner, and catching live music within minutes of home, the central band around Lake Sumter Landing is a top fit.
What you’ll notice:
- Housing stock and era: Much of this area built out in the mid-2000s and 2010s, with a wide mix of villas, cottages, and single-family homes. Compact products show up near the square, while surrounding villages offer more variety.
- Square access: Lake Sumter Landing is often described as the most visited square, with a downtown feel, boardwalk, and boat tours. Preview it here: town squares overview.
- Golf: Dense coverage of executive courses and several championship options make it easy to vary your play. Start with the golf overview.
- Medical and daily needs: Central professional plazas and clinics cluster here, along with grocery and retail choices used by both residents and visitors.
Neighborhoods to start your search:
- Mallory Square, Largo, Hemingway, Bridgeport at Lake Sumter, Virginia Trace, St. James. Verify each listing’s year built, bond status, and CDD assessments.
South: Brownwood, Sawgrass Grove, Fenney, and beyond
The south is the newest expansion, with Brownwood Paddock Square as the entertainment hub and additional nodes like Sawgrass Grove. If you want modern floor plans, newer systems, and access to growing amenities, this is your zone.
What you’ll notice:
- Housing stock and era: Brownwood opened in 2012, and newer southern villages keep adding contemporary cottages, patio homes, and larger single-family models. The history recap here outlines that recent southern growth: VillagesPulse on Brownwood and expansions.
- Square access: Brownwood brings a western-themed square with live music and events, while Sawgrass Grove adds a market and entertainment concept. Preview all squares here: town squares overview.
- Golf: New executive courses and championship access make it easy to play close to home. Start with the golf network overview.
- Medical and daily needs: The southern zone includes major outpatient specialty care at the Center for Advanced Healthcare at Brownwood. Big-box shopping often sits just outside the master plan along SR-44.
Neighborhoods to start your search:
- St. Catherine, Fenney, and villages adjacent to Sawgrass Grove. For a sense of new-home product in the south, see The Villages’ page for St. Catherine cottage homes. As always, verify year built, roof age, and bond status before you write an offer.
Side-by-side mini checklist
Use this checklist to match the north, central, or south area to your priorities.
- If you value mature neighborhoods and the original square: Look north near Spanish Springs. Expect older construction and many villa options.
- If you want the busiest “downtown” boardwalk feel: Focus on the Lake Sumter Landing corridor for a central, waterfront lifestyle.
- If you prefer newer homes and modern layouts: Head south toward Brownwood, Sawgrass Grove, and Fenney for the latest floor plans and amenities.
- If golf variety is a must: All three zones deliver. Tour neighborhoods by cart and check how quickly you can reach your preferred executive or championship courses. Start with the official golf overview.
- If medical convenience is key: The hospital campus sits centrally, and the south has robust outpatient specialty care at Brownwood. Learn more about UF Health The Villages Hospital and southern outpatient options at Brownwood.
- If carrying costs decide the tie: Compare the parcel’s CDD maintenance, amenity fee, property taxes, and any outstanding bond. Review CDD basics at DistrictGov.org and fee explanations here: amenity and CDD assessments.
What to verify on any Villages listing
Before you write an offer, ask these questions on every showing:
- Is the bond paid on this home? Request the current tax bill and confirm with the district. Start with DistrictGov.org.
- What year was the home built? Homes built after 2002 often reflect Florida’s updated building codes. Read the state’s overview of Florida building codes and wind mitigation basics, then ask for wind-mitigation and roof records.
- How long is the golf-cart trip to your preferred square and medical center? Map the route during busy hours and after dark.
- What are my monthly carrying costs? Confirm amenity fee, CDD maintenance, property taxes, utilities, and trash-fire assessments. A local primer on amenity and CDD assessments can help you build a worksheet.
Touring tip: test the lifestyle
Nothing replaces a real visit. Plan two evenings to experience the different vibes at Spanish Springs, Lake Sumter Landing, and Brownwood. If you can, bring or rent a golf cart and test-drive your likely daily loops: square to grocery, home to practice facility, home to medical center. Start your planning with the official town squares overview.
Ready to compare homes with a local pro?
If you’re weighing north vs central vs south, you deserve advice that is tailored to how you want to live and what you want to spend each month. From shortlisting villages to confirming CDD and bond details and mapping golf-cart routes, you’ll get clear, patient guidance every step of the way. Connect with Caroline Fromkin to get a custom shortlist, schedule tours, or request a free home valuation.
FAQs
How do north, central, and south areas of The Villages differ?
- The north around Spanish Springs has older homes and the original square, the central Lake Sumter Landing area feels like a busy waterfront downtown, and the south near Brownwood and Sawgrass Grove features newer construction and growing amenities, all with community-wide golf and medical access.
Which area offers the easiest access to nightly entertainment in The Villages?
- All three zones have a town square, but Lake Sumter Landing is often considered the most visited, Spanish Springs is the original with cultural venues, and Brownwood provides a newer western-themed hub with events.
Where should I focus if I want newer homes in The Villages?
- Look to the southern band around Brownwood, Sawgrass Grove, and Fenney, including options like St. Catherine that showcase newer cottage and single-family models.
How do CDD bonds and fees affect my budget in The Villages?
- Each district sets assessments for amenities and maintenance, and some homes have an outstanding bond that appears on the tax bill until paid off, so verify the parcel’s district, current assessments, and bond status before you buy.
Is golf access different between north, central, and south in The Villages?
- Golf is integrated community-wide with more than 50 courses across all areas, so most neighborhoods have short golf-cart access to executive play and nearby championship options.
