Your First Year as a New Home Owner in The Villages Area: A Month by Month Checklist

Your First Year at a Glance

Some tasks follow your closing date, and others follow the calendar. Start with the closing-date tasks, then put the calendar dates in your planner.

Swipe sideways to see the whole table.

First 30 Days: Driver License, Vehicles, and Voting

Once you establish Florida residency, the clock starts: 10 days for vehicles and 30 days for your driver license.

• Vehicles within 10 days. The Florida Department of Highway Safety and Motor Vehicles (FLHSMV) says new residents must get insurance from an agent licensed to sell insurance in Florida in order to title and register their vehicles within 10 days of establishing residency (FLHSMV New Resident).
• Driver license within 30 days. FLHSMV says a new Florida resident must get a valid Florida driver license within 30 days of establishing residency to drive on Florida roads. Applications are made in person at a local office that offers driver license services (FLHSMV New Resident; What to Bring). In Lake, Sumter, and Marion Counties, the county tax collector offices handle these services.
• Voter registration. The Florida Division of Elections says the deadline to register for an upcoming election is 29 days before the election, and that you can submit voter registration information when you get or renew a driver license (Florida Division of Elections). Contact your county supervisor of elections: Lake, Sumter, or Marion.
• Declaration of Domicile (optional). Florida law lets a person who has established a Florida domicile file a sworn statement with the clerk of the circuit court in the county where they live (Florida Statutes 222.17). It is not required for homestead, and it does not replace the homestead application. Some people who keep a home in another state file one as extra evidence of their Florida domicile. Ask a tax professional or attorney whether it makes sense for you.

Our moving to Central Florida checklist lists the documents to bring and the minimum auto insurance rules.

First 30 Days: New Construction Warranty Basics

Your warranty papers are your rulebook. Read them in the first week and put every deadline on your calendar.

Builder warranties differ, so check your builder warranty for what is covered, for how long, and how to file a request. Look for answers to these questions:

• Is there a short window after closing to submit a list of cosmetic items, such as paint touch-ups, cabinet scratches, or chipped tile?
• How long does the workmanship and materials coverage last? How long do the systems coverage (plumbing, electrical, air conditioning) and structural coverage last?
• How do you submit a request, and what counts as an after-hours emergency?
• Which appliances and products carry their own manufacturer warranties, and do any need to be registered?
• Does any extended coverage require that service go through the builder's warranty office?

For homes built by The Villages developer. The developer's warranty website says its Buyer's Checklist should be completed within seven days of the closing date, as a one-time submission, and that touch-ups are completed only when noted on that checklist (The Villages Home Warranty, Buyer's Checklist). Its one-year letter to owners describes a One-Year Limited Warranty for materials and workmanship, followed by the remainder of a 2-year systems warranty and a structural warranty (Home Warranty year-end letter). The same site posts a Home Use and Care Manual and a maintenance sheet (The Villages Home Warranty). Your own documents control, so read them for the exact terms.

An 11 month check. A common practice among new home owners is to walk the whole home about a month before the first anniversary of closing and list anything that needs attention, while workmanship coverage is still in effect. Look at drywall cracks, nail pops, doors and windows that stick, grout and caulk, water stains, the roof and gutters from the ground, and how the air conditioning keeps up. Use every room, including guest baths and closets, so problems show up early. Some owners hire an independent home inspector for this walk-through.

Homestead Exemption: January 1 and March 1

If the home is your permanent residence, you can apply for homestead by March 1 after the first January 1 you own the home and live in it.

• The dates. You must own the home and make it your permanent residence on January 1, then file with the county property appraiser by March 1 of that year. If you closed and moved in during 2026, your first homestead year will usually be 2027, with an application due by March 1, 2027.
• Portability. If you are moving from another Florida homestead, you may be able to transfer up to $500,000 of your Save Our Homes benefit, if you had a homestead exemption as of January 1 of any of the three preceding years and apply with your new homestead application (Florida Statutes 193.155(8); Lake County Property Appraiser portability FAQ). Portability does not come from a home in another state.
• Where to file. Lake, Sumter, or Marion County Property Appraiser. A "The Villages, FL" mailing address does not tell you which county the home is in, so check the property appraiser record.

Our homestead deadline guide covers who qualifies, the documents to bring, late filing, and senior exemptions.

Your First Property Tax Bill: August Notice, November Bill

The August TRIM notice is a preview, not a bill. The bill comes in November, and paying in full that month earns the largest discount.

The TRIM notice in August

The property appraiser mails the Notice of Proposed Property Taxes, often called the TRIM notice, in August. State law requires it to say "This is not a bill" (Florida Statutes 200.069; Florida Department of Revenue). Check the market value and the exemptions shown. If you disagree with the value, talk with the property appraiser first. A petition to the value adjustment board must be filed within 25 days after the notice is mailed (Florida Statutes 194.011).

The bill in November and the discount schedule

Under Florida Statutes 197.162, taxes paid in full early earn a discount, and the Lake, Sumter, and Marion tax collectors publish the same schedule (Lake, Sumter, Marion):

Unpaid taxes become delinquent on April 1 (Florida Statutes 197.333). If your mortgage has an escrow account, the lender usually pays the bill, so ask your servicer how it handles the discount.

Why your first bill may be different from the seller's

• Your first bill may reflect someone else's situation. The bill for the year you bought may still reflect the prior owner's exemptions, or, for new construction, a lot or partly built home on January 1. Do not budget from it.
• A new owner starts at market value. Under Florida Statutes 193.155(3), a homestead is assessed at just value on January 1 of the year after a change of ownership, so the prior owner's Save Our Homes savings do not pass to you.
• Your own cap starts after homestead. The Florida Department of Revenue explains that your Save Our Homes cap begins the year after you first receive the homestead exemption (DOR, PT-112). After that, under Florida Statutes 193.155(1), annual increases in the assessed value of your homestead are limited to 3% or the change in the Consumer Price Index, whichever is lower.
• New construction is valued as of January 1. Under Florida Statutes 192.042, real property is assessed at its just value on January 1 each year, and improvements not substantially completed on January 1 get no value. So if your home was finished after January 1, that year's bill may cover little more than the lot, and the first bill on the finished home can be noticeably higher. Use the property appraiser's tax estimator rather than the builder-era bill to plan.

Our property tax bill guide explains appeals, installment plans, and how to read each part of the bill.

Bonds, Assessments, and the Amenity Fee in The Villages

A home in The Villages usually has two kinds of community charges: assessments on the county tax bill and a monthly bill from the District.

• Bond debt assessment. The Villages District explains that infrastructure in each residential district was built with tax-exempt bonds, repaid through a "Bond Debt Assessment" in the non-ad valorem section of the annual county tax bill. Separate annual maintenance assessments also appear there (District FAQs; District Finance and Bonds).
• Pay off or keep paying. The District says the bond can be paid off at any time but does not have to be. For an exact payoff figure, contact the District Bond Team at 352-751-3900. Whether to pay it off is a personal financial decision, so compare it with your other uses for the money and ask a tax or financial professional.
• Homestead does not reduce these. Assessments for special benefits are excluded from the homestead exemption (Florida Statutes 196.031).
• The monthly District bill. The District's new homeowner bill sheet says payment is due within 20 days, a late penalty applies after the due date, and amenity fees are reviewed on the property's land sale date, usually once a year, based on the Consumer Price Index (District new homeowner bill information). The District FAQ says the amenity, water, sewer, irrigation, and sanitation fees are charged year-round whether or not the home is occupied. Your amenity fee is set in your deed and paperwork; check those for your amount.

Homes in nearby towns outside The Villages may have their own community development district, HOA dues, or neither. Read your closing documents and your current tax bill. Our sister site explains the differences in CDD Bonds, Assessments, and Monthly Fees Explained.

Insurance in Year One: Renewal, Wind Mitigation, and Flood

Use your first year to lower your premium where you can and fill any gaps before hurricane season.

• Wind mitigation inspection. Florida law requires insurers to offer discounts, credits, or deductible reductions for features that reduce windstorm losses, and credits for features that meet the Florida Building Code must be included (Florida Statutes 627.0629). Inspectors use the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802). The Office of Insurance Regulation says it is valid for up to five years if there are no material changes to the home (OIR Wind Mitigation Resources). If you have not given your insurer a wind mitigation report, ask your agent whether one could lower your premium. This can matter for a new home too.
• Flood insurance. Most homeowners policies do not cover flood. An NFIP flood policy generally goes into effect 30 days after purchase, with exceptions such as buying it in connection with a mortgage closing (FloodSmart). Check the flood zone on FEMA's Flood Map Service Center, and do not wait for a storm in the forecast.
• Your first renewal. Read the renewal notice when it arrives. Compare the dwelling coverage amount, the hurricane deductible, and the premium with last year's, and ask your agent about any change you do not understand. Getting other quotes is your choice.
• Hurricane season. The Atlantic hurricane season runs June 1 through November 30 (NOAA).

Our Florida homeowners insurance guide covers hurricane deductibles, Citizens, roof rules, and flood in more depth.

Home Care by Season in Central Florida

Heat, humidity, summer storms, and watering rules shape the maintenance calendar here. Follow the use and care manual for your home first.

Spring (March to May)

• Have the air conditioning serviced before the summer heat, and replace filters on the schedule in your manual.
• Check irrigation zones for broken heads and overspray onto streets, driveways, and walks.
• Look over the roof, soffits, and screens from the ground after the dry season.

June: hurricane prep

• Learn your evacuation zone at Know Your Zone and make a plan using Florida Division of Emergency Management guidance.
• Photograph each room and the outside of the home for insurance records, and store copies of your policies away from the house.
• Plan where outdoor furniture, decorations, and the golf cart will go before a storm. Our sister site has a hurricane prep guide for golf carts.
• Sign up for county alerts: Lake, Sumter, Marion.

Summer (June to September)

• Keep the air conditioning running to control humidity, even when you are away, and keep the condensate drain line clear.
• Clear gutters and downspouts, if your home has them, so heavy afternoon rain drains away from the house.
• Watch for mold, mildew, and pest activity in garages, lanais, and closets.

Fall and winter (October to February)

• Clean the dryer vent from the dryer to the outside wall. Lint buildup is a fire risk.
• Test smoke and carbon monoxide alarms and replace batteries as the maker directs.
• Reset irrigation timers when the clocks change, because some watering schedules change with daylight saving time.

Watering rules: know your water management district

Landscape watering in this area is limited by the regional water management district, and the rules can tighten during droughts. Always check your city, county, or utility first, because local rules may be stricter.

• Southwest Florida Water Management District (SWFWMD). The district says its Modified Phase III one-day-per-week water shortage restrictions were extended through March 31, 2027, and apply to all of Sumter County, portions of Lake County, and The Villages in Marion County. It says lawn watering is limited to once a week, that residents should check with their city or county for their allowed day and times, and that hand watering of plants other than lawns is allowed before 8 a.m. or after 6 p.m. (SWFWMD Water Restrictions).
• St. Johns River Water Management District (SJRWMD). Its year-round rules for areas not in a water shortage allow residential watering on up to two days a week during daylight saving time and one day a week during Eastern Standard Time, based on whether the address is odd or even, and not between 10 a.m. and 4 p.m. It has also declared a Phase III extreme water shortage in portions of the district, limiting irrigation to one day a week and not between 8 a.m. and 6 p.m. (SJRWMD Watering Restrictions).

Which district covers your home depends on its location, so confirm with your utility. The SWFWMD page also says no HOA or other entity may enforce deed restrictions or community standards that require more water use during the shortage, including replacing plants to meet aesthetic standards.

Deed Restrictions and Architectural Review

In The Villages, get approval before you change the outside of your home, not after.

• The rule. The District's Community Standards page says homeowners are required to submit an Architectural Review Application for any modifications or changes to the exterior of their home. The Architectural Review Committee reviews changes such as landscaping, fencing, arbors, repainting, additions, repairs, and improvements under each District's rules (District Community Standards).
• Read your Declaration of Restrictions. Each unit has its own. The District posts them by unit on the Community Standards page, and says your unit number is on your Villages ID card.
• Read your district's Architectural Review manual. The manuals are posted by district on the same page.
• Approval is not a permit. Work that needs a building permit still needs one from the city or county.
• Golf cart garages. If you are thinking about adding or changing a cart garage, door, or driveway extension, see the Golf Cart Homes golf cart garage guide for the approval and permit steps.

Outside The Villages, read your HOA covenants and architectural guidelines, if there is an HOA, and ask before you start work.

Thinking About Selling in Year One?

Read your purchase agreement before you make plans, and get advice from a Florida real estate attorney.

Life changes, and some new owners consider selling soon after they buy. Some new home purchase contracts include terms that apply to a resale during an initial period after closing, such as restrictions, notice requirements, or other obligations. Whether your contract has any of these, and what they mean for you, depends on its exact wording. This guide does not describe any specific builder's contract. Read your purchase agreement and closing documents, and ask a Florida real estate attorney before you list or sign anything. Also ask a tax professional how a sale in the first year could affect you.

Month by Month Checklist

Print this list and check items off. Month numbers count from your closing date; calendar items are marked with their dates.

Month 1

1. Submit any builder punch list or cosmetic checklist within the window in your warranty papers.
2. Get Florida auto insurance and title and register vehicles within 10 days of establishing residency.
3. Get a Florida driver license within 30 days of establishing residency.
4. Register to vote or update your voter address.
5. Set up the District or utility bill and file a USPS change of address.
6. Find and save your Declaration of Restrictions, deed, closing papers, and warranty documents.
7. Decide about flood insurance (NFIP coverage generally starts 30 days after purchase).

Months 2 and 3

1. Ask your insurance agent about a wind mitigation inspection.
2. Register appliance and product warranties.
3. Learn your water management district's watering days and set the irrigation timer.
4. Look up the bond and maintenance assessments for your parcel; ask the Bond Team for a payoff figure if you are curious.

Months 4 to 10, by the calendar

1. January 1: own and live in the home as your permanent residence to qualify for homestead that year.
2. By March 1: file for homestead, plus portability if it applies.
3. By March 31: pay any unpaid tax bill before it becomes delinquent April 1.
4. Spring: service the air conditioning and check irrigation.
5. By June 1: finish hurricane prep and sign up for county alerts.
6. August: read the TRIM notice and check the value and exemptions.
7. November: pay the tax bill in full for the 4% discount, if you pay it yourself.
8. Before any exterior change: get Architectural Review or HOA approval first.

Months 11 and 12

1. Walk the whole home against your warranty and submit any requests before coverage periods end.
2. Review your insurance renewal: coverage, hurricane deductible, and premium.
3. Clean the dryer vent, test alarms, and replace air conditioning filters.
4. Review the year's bills and set aside money for next November's tax bill.