Curious why neighbors in The Villages talk about the amenity fee and what it really pays for? If you are budgeting a move to the Sumter County side of The Villages, this line item can be confusing. You want a simple, honest breakdown so you can compare homes and avoid surprises. In this guide, you will learn what the amenity fee covers, how it is billed, how it differs from other charges like CDD assessments, and the steps to confirm the exact amount for any home you are considering. Let’s dive in.
What the amenity fee is
The amenity fee is the resident charge that funds the operation and day‑to‑day running of The Villages recreation system. It helps pay for the staffing, utilities, cleaning, and programming that keep recreation centers, pools, and fitness spaces open and active. Think of it as your access and operations pass for the community’s recreation network.
If you plan to use the amenities, this fee is generally considered a mandatory cost tied to your amenity privileges. Your resident access to pools, recreation centers, and many organized programs connects to having current amenity credentials. Guests and renters may have short‑term or sponsored access options, and those rules can vary by time and policy, so always verify the details for your situation.
How billing works
How you are billed
Amenity charges are administered by The Villages’ recreation and amenity management, not as a line on your county property tax bill. Billing methods can differ. You might see a monthly statement, an owner account, or details in seller disclosures. Practices can vary by neighborhood and amenity package, so confirm the current method for the specific home you are buying.
Not the same as CDD assessments or taxes
Community Development District, or CDD, assessments are separate. CDDs finance and operate infrastructure like roads, stormwater systems, and some common utilities. These assessments typically appear on your county property tax bill and are governed by Florida law under Chapter 190. They often include long‑term debt repayment and operations for public infrastructure. Regular county property taxes are also separate from the amenity fee.
Who sets the fee
The Villages’ recreation and amenity administrators set policies and budgets that guide the amenity fee. Changes usually follow budget approvals and public notice processes used by the community entities that manage recreation services. If you want to understand potential increases, you can review recent budgets or meeting minutes and ask for current statements.
What it covers vs. what it does not
Typically included
- Operation and maintenance for recreation centers and pools, including utilities, routine cleaning, and small repairs.
- Staff for activities, classes, lifeguards, and day‑to‑day facility management.
- Programs and classes such as fitness and arts or crafts, plus supplies that support those activities.
- Reservation systems and administrative support for recreation programs and front‑desk services.
- Routine groundskeeping tied to amenity sites, such as landscaping and pool deck upkeep.
Common exclusions
- Major capital projects or large renovations are usually financed separately or through capital reserves or other assessments. The amenity fee may include modest reserves for small replacements, but big upgrades can require separate funding or votes.
- Private, optional golf memberships, country club dues, specialty lessons, and some guest fees are billed separately.
- Standard property maintenance that falls under HOA or owner responsibility, such as your roof or private yard where not covered by a maintenance program, is not part of the amenity fee.
Amenity fee vs. other charges
Understanding what each charge covers helps you budget accurately and compare homes.
- Amenity fee: Ongoing charge for recreation access and daily operation of community amenities. Administered by the community’s amenity and recreation providers.
- CDD assessments: Appear on your county property tax bill. These fund infrastructure and may repay long‑term bonds. Governed by Florida Statutes Chapter 190.
- HOA or condo fees (if applicable): Neighborhood or building‑level dues that can cover common area maintenance, insurance, and lawn care. Not all homes in The Villages have separate HOA fees.
- Optional memberships: Golf or country club memberships and other usage‑based programs are optional and billed separately.
- One‑time or transfer fees: Some amenity systems charge a one‑time transfer, initiation, or badge replacement fee at resale or move‑in. These are not the same as the ongoing amenity fee.
How to verify your exact costs
Exact amounts and billing cycles can vary by parcel and change over time. Before you make an offer, confirm everything in writing for the specific address.
Documents to request
- Seller’s disclosure packet and any resale certificate. These should outline recurring fees, CDD assessments, HOA or condo fees, and any amenity transfer or initiation fees.
- Current amenity fee statement. Ask for the most recent statement, ideally the last 12 months, to see the amount, frequency, and what it covers.
- CDD disclosure or assessment schedule. Confirm which CDD serves the property and the current assessments. You can also review prior years on the county tax bill.
- Governing documents. Deed restrictions, covenants, and any HOA or condo rules will clarify mandatory access and payment obligations, plus guest access terms.
Where to check official records
- Sumter County Property Appraiser and Tax Collector. Review the property tax bill to confirm CDD assessments and to see how those charges appear.
- The Villages Recreation & Parks and Resident Services. Contact resident services for the current amenity package, guest policies, ID or badge information, and billing procedures.
- Florida Statutes Chapter 190. This defines how CDDs operate and how special assessments differ from other fees.
- Listing agent and title company. Request recent billing statements and closing estimates. Title companies typically include CDD assessments on closing statements when applicable.
Key questions to ask
- Is there an amenity fee for this home, and what is the current amount and billing frequency?
- Does the fee include all recreation centers, pools, fitness centers, and basic classes, or are there tiers?
- Are there any one‑time transfer or initiation fees at resale or move‑in?
- Are there planned fee changes, capital projects, or special assessments? Where can you review recent budgets or meeting minutes?
- Which CDD serves this parcel, and what are the current assessments on the tax bill?
Budgeting checklist for The Villages
Use this list to build an apples‑to‑apples comparison across homes in The Villages.
- Mortgage principal and interest
- County property taxes, including any CDD assessments on the tax bill
- HOA or condo fees, if applicable
- Amenity fee, noted by monthly, quarterly, or annual billing
- Optional club or golf membership dues if you plan to use them
- Homeowners insurance
- Utilities and routine home maintenance
- One‑time or transfer fees at closing, if any
Smart next steps
- Request written confirmation of the current amenity fee amount and billing cycle before you write an offer.
- Ask the seller or listing agent for a recent amenity statement and, if possible, the last two years of billing history for the address.
- Confirm CDD assessments on the Sumter County tax bill and review the latest CDD budgets or meeting minutes for potential changes.
- If you plan to use golf or private clubs, add those optional costs to your monthly scenario so you see the full picture.
- Contact resident services to obtain the standard amenity package description and ask for a written summary of what is included today.
When you compare homes, line up the amenity fee, CDD assessments, and any HOA or condo dues side by side. This approach helps you choose the home and village that fit your lifestyle and budget with no surprises at closing.
Ready to make sense of the numbers for a specific property in The Villages? Reach out to a local expert who will walk you through statements, budgets, and options. For personal guidance start to finish, connect with Caroline Fromkin for a friendly, no‑pressure conversation.
FAQs
What is The Villages amenity fee, in plain terms?
- It is the resident charge that funds the operation, staffing, utilities, and programming for The Villages recreation system, giving you access to recreation centers, pools, and many activities.
Is the amenity fee on my Sumter County tax bill?
- No. Amenity fees are billed by The Villages’ recreation and amenity management, while CDD assessments typically appear on your county property tax bill.
How is the amenity fee different from a CDD assessment?
- The amenity fee supports daily recreation operations and access, while CDD assessments finance and operate infrastructure such as roads and stormwater systems under Florida Statutes Chapter 190.
Do all homes in The Villages have HOA fees in addition to the amenity fee?
- Not always. Some neighborhoods have HOA or condo dues for common area maintenance or building costs, while others do not. Check the seller’s disclosures and governing documents for the address.
What does the amenity fee usually include and exclude?
- It typically includes running and maintaining recreation centers and pools, staffing, programs, and related supplies. It generally excludes major capital projects, optional golf or club dues, and owner or HOA maintenance obligations.
