The Villages, Florida: Why Kansas City Retirees Are Making the Move
Bryan Bechler is an Associate Broker at Compass Realty Group in Kansas City, Missouri, with 33+ years of experience and more than 1,500 homes sold in the Johnson County and KC metro market. Bryan has personally made the move to The Villages, Florida, and created TheVillagesWelcomeGuide.com to help fellow Midwest retirees navigate the same journey.
If you’ve spent decades building your life in the Kansas City metro — raising a family, growing a career, watching your home appreciate year after year — you’ve probably started asking the question that more and more of your neighbors are asking too: What’s next?
For a growing number of Midwesterners, the answer is The Villages, Florida. After more than three decades helping families buy and sell homes across Johnson County and the KC metro, I’ve watched this trend accelerate in real time. Clients who sold their Overland Park home in the spring are golfing in central Florida by fall.
Residents
The developer confirmed 150,000+ residents as of December 31, 2023 — one of the fastest-growing communities in America.
Golf Courses
Over 60 courses including 14 championship courses (designed by Arnold Palmer & Nancy Lopez) and 40+ executive courses — all included for residents.
Amenity Fee
The all-inclusive monthly fee covers golf, entertainment, pools, pickleball, fitness centers, and more for every household.
What Is The Villages, Florida?
The Villages is a 55+ active adult community in central Florida — but describing it simply as a “retirement community” dramatically undersells what it actually is. As of late 2023, the developer confirmed the population had crossed 150,000 residents, and the Wildwood-The Villages metro statistical area continues to expand southward with new neighborhoods, bridges, and infrastructure projects underway. It consistently ranked as one of the fastest-growing metro areas in the United States for most of the past decade.
The community spans across Lake, Marion, and Sumter counties, covering more than 35 square miles of golf-cart-friendly streets, town squares, recreation centers, restaurants, and medical facilities. Residents access nearly everything — groceries, doctors, entertainment, dining — via golf cart, without ever needing a car.
The Villages — By the Numbers
- 150,000+ residents (as of December 31, 2023)
- 60+ golf courses; 648 total holes of golf
- 3,000+ clubs and organized activities
- 3 major town squares with free nightly entertainment
- Median home price ~$345K–$380K (early 2026)
- $189/month amenity fee per household
- Median age: 73.6 years (U.S. Census)
- ~45 minutes from Orlando International Airport
Why Kansas City Retirees Are a Natural Fit
In my 33+ years of selling homes in Johnson County and the broader KC metro, I’ve noticed something consistent: the Midwest retirees who thrive most in The Villages are the ones who valued community back home. People who showed up at block parties. Who coached their kids’ teams. Who knew their neighbors by name. The Villages is built for exactly that kind of person.
“For people relocating from the Midwest — where values like friendliness, community, and decency still mean something — The Villages tends to feel like a natural cultural fit. Residents often describe it as the most social chapter of their lives.”
The social infrastructure is genuinely unlike anything most people have experienced. With over 3,000 clubs — woodworking, line dancing, pickleball leagues, book clubs, travel groups, wine tasting, softball, art studios, and thousands more — it’s nearly impossible not to find your people within a few weeks of arriving.
The Real Estate Picture in 2026
One of the most common surprises for KC-area buyers is discovering how far their home equity stretches in The Villages. Here’s the current picture based on market data from early 2026:
| Home Type | Typical Price Range | Notes |
|---|---|---|
| Villa / Patio Home | $200,000 – $320,000 | Entry-level; 2BR/2BA, low maintenance |
| Cottage / Ranch (Resale) | $300,000 – $450,000 | Most common resale type; often lower bond |
| Designer / Expanded | $450,000 – $750,000+ | Larger lots, premium finishes |
| New Construction | $400,000 – $700,000+ | Higher CDD bond — factor in $1,400–$3,000+/yr |
According to Redfin, the median sale price in The Villages was approximately $345,000 in February 2026, down slightly from prior years — meaning the current market actually gives buyers more negotiating leverage than they’ve had in years. Homes are averaging 48–72 days on market, inventory is up, and the months of supply has increased significantly from a year ago.
Many Johnson County sellers find that the equity in a paid-off or high-equity home in Overland Park, Leawood, or Lenexa gives them the ability to buy in The Villages with cash or a very small mortgage — often coming out ahead financially even accounting for Florida’s cost of living.
What to Know Before You Buy: 5 Cost Components
The purchase price is only part of the story. Before buying in The Villages, every buyer needs to understand these five ongoing cost components — and this is where working with someone who knows the market is essential:
- Monthly Amenity Fee — Currently $189/month per household. Covers golf (executive courses), all entertainment, pools, fitness centers, pickleball, tennis, and more.
- CDD Bond — A municipal infrastructure assessment that finances roads, utilities, and community development. Varies by neighborhood: paid-off on older homes, up to $50,000+ on new construction. This adds $1,400–$3,000+ to your annual tax bill.
- Florida Property Taxes — Lower than Missouri’s effective rates in many cases, and the Save Our Homes cap limits annual assessed value increases to 3% once you establish homestead.
- Golf Cart Trail Fee — If you use your own golf cart on executive courses, there’s a trail fee (payable daily, semi-annually, or annually). Walking the executive courses is free for residents.
- Sub-neighborhood HOA Fees — Some specific neighborhoods have additional HOA fees. Always confirm before making an offer.
The bottom line: for most KC-area buyers, the total cost picture in The Villages is very manageable — especially considering what’s included. The $189 amenity fee alone would cost multiples of that if you were paying individually for golf, fitness, and entertainment elsewhere.
Florida’s Tax Advantages for Retirees
Florida has no state income tax — which means your Social Security, pension, and 401(k) distributions are all free from state income taxation. For retirees coming from Missouri or Kansas, where state income tax can take a meaningful bite out of retirement income, this is a significant financial shift. Florida also has no estate tax, and the homestead exemption plus the Save Our Homes 3% assessment cap creates genuine long-term tax stability.
📌 More on TheVillagesWelcomeGuide.com
About Bryan Bechler Real Estate Guide Lifestyle & Activities Neighborhoods Contact BryanA Word From Someone Who Made This Move Himself
I want to be direct with you: I’m not just helping clients relocate to The Villages — I’ve made the move myself. After decades of watching KC clients make this transition, I decided the lifestyle, the community, the real estate opportunity, and the quality of life here were too compelling to pass up. I’m now a Villager, living the same life I’ve been helping others find.
After 33+ years and more than 1,500 homes sold in the Kansas City metro, I understand what it means to make a high-stakes real estate decision. Now, having personally gone through the process of selling in KC and buying in The Villages, I can guide you through both sides of this move with firsthand experience — not just professional expertise. When I give you advice here, it’s the same advice I followed myself.
Frequently Asked Questions About The Villages, Florida
The Villages has a monthly amenity fee of $189/household, covering golf on all executive courses, nightly entertainment, pools, fitness centers, pickleball, and more. Residents also pay a CDD bond — a municipal infrastructure assessment that varies from paid-off on older homes to $50,000+ on new construction, adding roughly $1,400–$3,000+ to your annual tax bill. The median home price in early 2026 is approximately $345,000–$380,000, with entry-level villa homes available in the $200s. Florida has no state income tax, which significantly offsets costs for retirees compared to Missouri or Kansas.
For active adults who enjoy social connection, outdoor activities, and warm weather, The Villages is consistently rated one of the best retirement destinations in the U.S. With 150,000+ residents, 60+ golf courses, 3,000+ clubs and activities, free nightly entertainment at three town squares, and a golf-cart-friendly layout, the community offers a remarkably complete active lifestyle. Research suggests that roughly 90% of residents are satisfied with their decision to move there. The 10–15% who eventually leave most often cite the summer heat/humidity, distance from family, or the cost of ongoing fees.
According to Redfin, the median sale price in The Villages was approximately $345,000 in February 2026, down about 2.7% year-over-year. Zillow’s average home value figure sits closer to $392,000. The range is wide: villa-style patio homes start in the $200s, while designer and expanded homes often exceed $500,000–$700,000. As of early 2026, the market has shifted to favor buyers, with increased inventory, longer days on market (48–72 days), and more negotiating room than buyers have seen in recent years.
The Villages is located in central Florida, approximately 1,200 miles from Kansas City. By air, it’s a roughly 2.5-hour direct flight into Orlando International Airport (MCO), about 60 miles from The Villages, or Gainesville Regional Airport (GNV), approximately 35 miles away. Many KC-area families do a “lifestyle preview visit” — The Villages developer offers structured visit packages where prospective buyers can stay in a villa, use a golf cart, and explore the community before committing to a move.
Before buying, understand these five costs beyond the purchase price: (1) the $189/month amenity fee; (2) the CDD bond — varies from paid-off to $3,000+/year on newer homes; (3) Florida property taxes (typically lower than Missouri, with a 3% annual cap under homestead); (4) golf cart trail fees if using your own cart; and (5) any sub-neighborhood HOA fees. Also understand the difference between resale homes (often lower or no bond remaining) and new construction (higher bond). Working with an experienced buyer’s agent — ideally one who also knows your KC market — is the single most important step you can take.
No. Florida has no state income tax. Social Security, pension income, and 401(k)/IRA distributions are all free from Florida state income tax — a significant advantage for retirees coming from Missouri (4.7% top rate) or Kansas (5.7% top rate). Florida also has no estate tax, and the Save Our Homes cap limits annual property assessment increases to 3% once you establish homestead, providing long-term tax predictability.