The Villages for Snowbirds: Part-Time Living, Renting It Out, and the Real Costs

Roughly a third of The Villages heads north for the summer. If you’re thinking of joining them — a winter home here, summers back home — here’s how to do it well.

The lock-and-leave home

The best snowbird homes are the ones that don’t need you: Patio Villas and Courtyard Villas with small yards, block construction, a rain-enclosed lanai and neighbors who’ll keep an eye on things. Many villages have volunteer “home watch” neighbors, and paid home-watch services (weekly walk-throughs, $30–$60 a visit) are everywhere.

What it costs to keep a home while you’re away

These bills don’t stop when you leave:

• Amenity fee (about $204/month for new purchases)
• Bond and maintenance assessment (on the tax bill)
• Property tax and insurance
• Electric — keep the AC at 78–80°F to control humidity; expect $60–$100 a month in an empty home
• Water/sewer, trash — small but ongoing
• Lawn care if you have a yard: $80–$150 a month
• Home watch: $120–$250 a month

Figure $600–$1,000 a month to keep a modest home ready and waiting, before mortgage. The True Monthly Cost Calculator will give you the exact number for a specific home.

Renting it out while you’re gone

Many owners rent their homes in the months they’re away — winter rentals in particular are in enormous demand. Things to know:

• Rules vary by village and district. Most allow rentals; some have minimum lease lengths. Confirm before you buy.
• Tenants must follow the 55+ rules — at least one occupant 55 or older, no one under 19 as a permanent resident.
• Winter rents are strong (often $3,000–$6,000+ a month for a furnished Designer in season); summer rents are much lower.
• Guest amenity access: renters get guest IDs for the pools and rec centers; there are procedures and small fees.
• Taxes: short-term rentals under six months carry Florida sales tax and county tourist tax. A local property manager handles this for a percentage.

Homestead and residency

You can only claim Florida homestead on your primary residence. If The Villages is your winter home and you keep residency up north, you won’t get the homestead exemption or its cap on assessment increases — which means slightly higher property taxes than your full-time neighbors. Some snowbirds make Florida their legal residence for exactly this reason (and because Florida has no state income tax). Talk to your accountant; it can be a large number.

Before you go north each year

• Set the AC to 78–80°F, not off; humidity is the enemy.
• Shut off the water at the main.
• Put the golf cart on a battery maintainer (electric) or add fuel stabilizer (gas).
• Forward mail, pause the paper, and give the home-watch person a key and your insurance agent’s number.

Kevin works with a lot of part-timers and can point you to villages that are especially snowbird-friendly — and to property managers he trusts.