Veteran to Veteran
Buying in The Villages as a Veteran
I served, and a good share of the people I work with did too. Here is what is actually different about buying here as a Veteran, including the part about the bond that nobody warns you about until you are under contract.
Is there a VA clinic in The Villages?
Yes. The Villages VA Clinic is at 8900 Southeast 165th Mulberry Lane, The Villages, FL 32162, open Monday through Friday, 7:00 a.m. to 4:30 p.m. VA classifies it as a large multi-specialty outpatient clinic rather than a community-based outpatient clinic, and it is part of VA North Florida/South Georgia Health Care.
That classification is not a technicality. VA North Florida/South Georgia has three large multi-specialty outpatient clinics across its whole 50-county, 40,000-square-mile region: Jacksonville, Tallahassee, and The Villages. The nine smaller CBOCs, including Ocala, sit below those in scope. If you have spent years driving to a small clinic for anything beyond primary care, the difference is material.
What the clinic offers
Per VA's own facility page: primary care, mental health care, PTSD care, cardiology, audiology, optometry, podiatry, gastroenterology, dental and oral surgery, pharmacy, radiology, sleep medicine, physical medicine and rehabilitation, women's health, addiction and substance use care, and whole health and complementary therapies.
Veterans requiring hospitalization are transferred to the Gainesville VA Medical Center. The system's two medical centers are Malcom Randall VAMC in Gainesville and Lake City VAMC.
A much larger VA clinic is coming
VA signed a lease in August 2026 for a new outpatient clinic in The Villages: 140,144 net usable square feet with 950 parking spaces. Construction completion is scheduled for spring 2029 with patient services beginning fall 2029. If VA access is part of why you are considering the area, that is a real factor in a long-horizon decision.
Source: VA, The Villages VA Clinic, VA North Florida/South Georgia Health Care, About Us, and VA news release, August 26, 2026. All retrieved September 2026. VA renders clinic phone numbers client-side, so call details are best taken from the VA page directly rather than from any third party, including this one. Updated September 2026.
Can I use a VA loan here?
VA loan eligibility is determined by the VA and your lender, not by the community. The complication specific to The Villages is the bond: it is infrastructure debt attached to the parcel and repaid on the property tax bill, and how a lender treats it in qualifying varies. Raise it with your lender before you write an offer.
I am not a lender and I do not give financing advice. What I can tell you is where this gets complicated in practice, so you ask the right questions early rather than finding out during underwriting:
- The bond is not a lien you can ignore. It transfers with the parcel and it shows up on the tax bill. Lenders handle it differently in the escrow and debt-to-income calculation. Ask yours specifically how they treat a Villages bond.
- The amenity fee is a recurring obligation separate from any HOA dues, set at the rate in effect when the home is purchased and CPI-adjusted after that.
- Manufactured homes are a different financing market. A meaningful share of the lowest-priced inventory here is manufactured, concentrated on the Historic Side. Confirm both financing and insurance availability before you get attached to one.
- Roof age drives insurance, and insurance affects what you qualify for. Get a real quote before you are under contract, not during inspection.
If you want an introduction to a lender who works these transactions in this market regularly, ask me. I do not take referral compensation for it.
Why Veteran to Veteran matters here, and where it does not
It matters because I have been through the VA loan process and I know which questions to put in front of a lender on day one instead of week three. It matters because I know what it is like to move somewhere for the healthcare access rather than the golf.
It does not matter as a credential. I have not closed a transaction inside The Villages yet. What I bring is the analytical work: I pull the bond balance, amenity fee, and district assessment on every address before we tour, and I compile the full MLS picture rather than three convenient comparables. If you would rather work with someone who has a long Villages track record, that is a reasonable thing to want, and I will say so rather than talk you out of it.
What the 2026 market looks like
| Homes closed | 868 |
|---|---|
| Median sale price | $355,000 |
| Median days on market | 42 |
| Median sale to list price | 98% |
| Currently active | 502 |
| Expired or cancelled without selling | 288 |
502 active listings is real inventory and real negotiating room, particularly on homes that have been sitting past the 42-day median.
Source: Stellar MLS, The Villages, May 4 to September 21, 2026, compiled by Cristian Gonzalez, eXp Realty. This is the trailing window, used for every area so the comparison is like for like. Information deemed reliable but not guaranteed. Updated September 2026.
Free, no obligation
Let's talk it through
Whether you are using VA financing or not, send me the address or the section you are looking at and I will run the bond, the amenity fee, and the comparable closings.
If you want the lender introduction, say so and I will make it. No compensation changes hands for that.
Veteran to Veteran
Tell me where you are in the process. I answer everything personally.