The First 90 Days After Inheriting a Home in The Villages

Before You Start: Who Can Act for the Home?

Until someone has legal authority, family members can usually protect the home but should not sign contracts, sell, or rent it. In Florida, that authority usually comes from a probate court appointing a personal representative (Florida's term for an executor), or from the terms of a trust if the home was titled in one.

• Find the paperwork. Look for a will, any trust documents, the recorded deed, the last property tax bill, the last District utility bill, the homeowners insurance declarations page, and any mortgage or reverse mortgage statement.
• Out-of-state relatives can often serve. The Florida Bar explains that a personal representative must be a Florida resident or, regardless of residence, a close relative such as a spouse, sibling, parent, or child (Florida Bar, Probate in Florida).
• Agree on one point person. Siblings who split tasks still benefit from one person who talks to the insurer, the District, and the county offices, and keeps a shared log of every call.

The rest of this guide is organized as a timeline. Every home, family, and estate is different, so treat it as a starting list of questions, not a set of instructions.

The 90-Day Timeline at a Glance

Protect the house first, keep the bills current second, and leave the big decisions until the legal picture is clear.

Swipe sideways to see the whole table.

First Week: How Do You Secure the Home?

Make the house look and stay cared for, and make sure someone local can reach it quickly.

Locks, keys, and access

• Account for every key. Neighbors, friends, cleaners, and caregivers may have keys or garage codes. Consider having the locks rekeyed and changing garage and keypad codes once someone with authority agrees.
• Collect gate cards and ID cards. The Villages District says replacement gate cards cost $15 each, that a total of four gate cards can be issued per home, and that a homeowner who cannot be present must complete a notarized authorization form (District ID Cards page). Ask District Customer Service what an estate or heir needs to show before you request new cards.
• Secure valuables and papers. Remove or lock up cash, jewelry, firearms, medications, checkbooks, and financial records. Photograph each room before anything is moved so there is a record for the estate and the insurer.
• Golf cart and vehicles. Lock them, remove keys, and ask the insurer whether they are still covered.

Utilities

• Keep the power on so air conditioning can control humidity and any alarm or camera keeps working. Ask the electric company listed on the last bill how to put the account in the estate's name.
• Decide about water on purpose. Shutting off water at the house can limit leak damage, but irrigation, ice makers, and water heaters need attention first. A plumber or the insurer can tell you what makes sense for this home. The District says it maintains the system from the meter to the street and the owner is responsible from the meter to the home (District new homeowner bill information).
• Do not expect the District bill to stop. See the bills section below.

Mail

The U.S. Postal Service says that to forward a deceased person's mail to a different address, you must submit a change of address request in person at a Post Office and provide documented proof that you are the appointed executor or administrator. A death certificate alone is not enough (USPS, How to Stop or Forward Mail for the Deceased). Until then, ask a trusted local person to collect mail so it does not pile up.

Community Watch House Check and Resident Out of Area programs

The Villages Community Development Districts run Community Watch, which describes itself as an "observe and report" service, not a law enforcement agency (District Community Watch page). Two of its programs may help while the home is empty:

• House Check Program. For residents away more than seven days, patrol drivers inspect the outside of the home on foot three times a week, looking for broken windows, open or unlocked doors or windows, and items left at the front door. The District lists the cost as $6.42 per week (District FAQs). The registration form shows $6 per week plus tax, says no checks are performed while the home is occupied, and says there are no refunds for early deactivation.
• Resident Out of Area Program. A free program for residents away more than seven days who want to be told about emergencies or damage to the home after a natural disaster (Community Watch).

Both programs are described for residents. Call District Customer Service at 352-753-4508 to ask whether a home whose owner has died can be enrolled, and what documents a family member or personal representative needs. The forms ask for a local key holder, so line up a trusted person nearby. For emergencies, always call 911.

First Week: What Should You Ask the Insurance Company?

Call the insurer or agent in the first few days, tell them the owner has died, and ask directly how the policy treats a vacant home. Our Florida homeowners insurance guide covers the market, roof rules, and deductibles in more depth.

Vacancy clauses

The Insurance Information Institute (Triple-I) says most homeowners policies include a vacancy clause that limits or excludes coverage once a property is unoccupied for typically 30 to 60 consecutive days, and it uses an inherited out-of-state home as its example (Triple-I, June 3, 2025). Triple-I's sample HO-3 policy excludes vandalism and malicious mischief and certain glass breakage once a dwelling has been vacant for more than 60 consecutive days. Your policy may be different.

• Ask: Does the policy continue for the estate? Who should be named on it now?
• Ask: How many days of vacancy does the policy allow, and what is excluded after that?
• Ask: Is a vacancy endorsement or a separate vacant dwelling policy available, and what does it require (for example, regular inspections or water shutoff)?
• Ask: Are liability coverage, the golf cart, and contents still covered?
• Keep written notes of every answer, with the date and the name of the company.

Hurricane season and hurricane deductibles

The official Atlantic hurricane season runs June 1 through November 30 (NOAA), so an inherited home can sit empty through several months of storm risk. Florida law ties the hurricane deductible to the whole state, not just the area hit:

• When it applies. Under Florida Statutes 627.4025, the hurricane period begins when the National Hurricane Center issues a hurricane warning for any part of Florida and ends 72 hours after the last hurricane watch or warning for any part of Florida ends.
• Statewide reach. Because the period starts with a warning for any part of Florida, the hurricane deductible can apply to a covered hurricane loss at a Villages home even when the storm makes landfall far away. Many Florida policies set the hurricane deductible as a percentage of dwelling coverage; for example, a 2 percent deductible on a home insured for $300,000 is $6,000. Check the declarations page for the deductible on this policy, and the National Hurricane Center for advisories during the season.
• Once per calendar year. Under Florida Statutes 627.701(5), a hurricane deductible on a personal residential policy generally applies once per calendar year to covered hurricane losses with the same insurer or insurer group.

Before a storm, ask a local helper to bring in outdoor furniture and decorations, photograph the outside of the home, and confirm the Resident Out of Area registration is in place if the District accepts it. After a storm, report damage promptly and keep receipts for emergency repairs.

First 30 Days: Which Bills Keep Coming?

Most of the costs of a home in The Villages continue whether or not anyone lives there.

The monthly District bill

The Villages District FAQ says the sanitation fee, along with the amenity, water, sewer, and irrigation fees, are year-round fees charged regardless of whether the property is occupied (District FAQs). The District's new homeowner bill sheet adds that:

• Payment is due within 20 days, and a 5% late payment penalty applies to balances left after the due date (some utilities use a $5.50 penalty instead).
• Water service can be disconnected for nonpayment after 45 days, with a minimum reconnection fee of $110 plus all past due balances.
• Amenity fees are reviewed on the property's land sale date, usually once a year, based on the Consumer Price Index.

Source: District new homeowner bill information. The District also says bills can be mailed to any address the owner requests, but stay in the name of the owner on file (District FAQs). Ask District Utilities (352-750-0000) how to get the bill sent to the person handling the estate.

Bond and maintenance assessments on the tax bill

The District explains that the infrastructure in each residential district was built with tax-exempt bonds, repaid through the annual county tax bill as a "Bond Debt Assessment" in the non-ad valorem section. Separate annual maintenance assessments also appear there. The bond can be paid off at any time but does not have to be (District FAQs; District Finance and Bonds). For an exact payoff figure, the District says to contact its Bond Team at 352-751-3900. These assessments are not reduced by homestead; our property tax bill guide explains the two halves of the bill and the November to March discount schedule.

The amenity fee may change for a new owner

Deed restrictions say a new owner may pay the current amenity fee rate after a transfer. The three District-posted declarations of restrictions we reviewed each say the contractual amenities fee in the deed is limited to the owner named in it, and that if the owner transfers, assigns, or in any manner conveys the home, the new owner pays the prevailing fee then in effect for new owners in the most recent unit (examples: Sumter S13-96, Lake L11-30, Sumter S9-972). None of the three samples mentions inheritance, and we did not find District guidance on whether a transfer to an heir counts, so ask the District how this applies to an inheritance before you budget the monthly bill.

Other costs to plan for

• Electricity, internet, alarm monitoring, lawn and landscape care, and pest control. Deed restrictions require owners to keep homesites neat and the grass cut (for example, Lake L11-30), and the District says deed compliance works on a complaint basis with possible fines after hearings (District FAQs).
• Any mortgage, home equity line, or reverse mortgage. Contact the servicer early to report the death and ask what it needs and what deadlines apply.
• Homeowners insurance renewals, which may change if the home is classified as vacant.

First 30 Days: What Happens to Homestead and Save Our Homes?

For most adult children who do not live in the home, the parent's homestead exemption and Save Our Homes cap end with the change of ownership, and the home is reassessed at full market value the next January 1.

• The rule. Under Florida Statutes 193.155(3), homestead property is assessed at just value as of January 1 of the year following a change of ownership. A change of ownership includes any sale, foreclosure, or transfer of legal or beneficial title. The Florida Department of Revenue says a homestead protected by the Save Our Homes cap loses that benefit and is assessed at just value on the following January 1 after a change of ownership (DOR, PT-112).
• The exceptions are narrow. The statute excludes, among other things, transfers to a surviving spouse and, upon the owner's death, a transfer to a permanent resident who was legally or naturally dependent on the owner. A grown child living in another state usually does not fit these exceptions. Ask the property appraiser about your situation.
• Sumter County. The Sumter County Property Appraiser says that once a property is conveyed to a new owner and the homestead exemption is interrupted, it is raised to full market value on January 1 of the following year, and the new owner must qualify and apply for homestead (Sumter PA, Amendment 10).
• Lake County. The Lake County Property Appraiser says that to change ownership of a property someone left you, it needs a probate order distributing the property, generally the Order of Summary Administration or the Order Determining Homestead, or a death certificate if the property was in a life estate (Lake PA, Ownership and Deeds FAQ).
• Marion County. Contact the Marion County Property Appraiser about the change of ownership. Its site also has a mailing address change request so notices reach the right person.

When the change of ownership is treated as happening after a death can depend on how title passes, so ask the property appraiser how it will handle this parcel and which year the reassessment will start. An heir who moves in and makes the home a permanent Florida residence may apply for a new homestead exemption by March 1, based on January 1 status. Our homestead deadline guide explains the rules and county filing links, and the property tax bill guide explains the TRIM notice that shows proposed values each August.

Days 30 to 90: What Are the Basics of Florida Probate?

Probate is the court-supervised process for gathering a person's assets, paying debts, and distributing what is left. Whether a Villages home goes through probate, and which kind, depends on how it was titled and the size and type of the estate. This section is a high-level overview only. Talk with a Florida probate attorney before anyone signs or files anything.

• Formal administration. The standard process. A circuit judge appoints a personal representative, who gathers and protects assets, notifies creditors, pays valid claims, and distributes the rest (Florida Bar, Probate in Florida). The rules are in Chapters 731 through 735 of the Florida Statutes.
• Summary administration. A shorter process available when the will does not require formal administration and either the value of the Florida estate subject to administration, less property exempt from creditors' claims, is not more than $150,000, or the person has been dead for more than 2 years (Florida Statutes 735.201). A 2026 law, CS/HB 1337 (Chapter 2026-57, Laws of Florida), raised the limit from $75,000 to $150,000 for cases under the new law, effective July 1, 2026 (Florida Senate bill summary; bill history and text). The bill does not spell out whether the new limit depends on the date of death or the date the case is filed, so confirm with a Florida probate attorney which limit applies to your case. The Florida Bar consumer pamphlet still shows the older $75,000 figure.
• Disposition without administration. A narrow option for estates made up only of exempt property and limited personal property (Florida Statutes 735.301).
• Homestead is different. The Florida Bar notes that real estate in the decedent's sole name is a probate asset unless it is homestead property, that homestead real property is often exempt from creditors' claims, and that a surviving spouse may have special rights in it. Courts can issue an order determining homestead status, which is one of the documents the Lake County Property Appraiser lists for an ownership change.
• Creditor claims. In formal administration, most claims must be filed within 3 months after the first publication of the notice to creditors, or 30 days after service for creditors who must be served, whichever is later (Florida Statutes 733.702). The Florida Bar says even the simplest estate must stay open at least through the 3-month claim period, and that it is reasonable to expect a simple estate to take about five or six months.
• Trusts. If the home was in a revocable trust, the trustee usually handles it under the trust terms, though the Florida Bar notes the trustee has many of the same duties.
• Where. Probate is generally opened with the clerk of the circuit court in the county where the person lived. For a Villages home, that may be Lake, Sumter, or Marion; see Lake vs Sumter vs Marion County.

Florida homestead, probate, and creditor rules interact in complicated ways. Only a Florida probate attorney can tell you how they apply to your family.

Days 30 to 90: Should You Sell, Rent, or Keep the Home?

There is no single right answer, and the decision usually waits until someone has authority to act. Here are the rules and costs to understand before you choose. This guide does not recommend any option.

Age and occupancy rules in the deed restrictions

The District-posted declarations of restrictions we reviewed describe each subdivision as an adult community designed to provide housing for persons 55 years of age or older. They say (Sumter S13-96; Lake L11-30; Sumter S9-972):

• Every occupied home must be occupied by at least one person who is at least 55.
• No person under 19 may be a permanent resident, though people under 19 may visit and stay for periods totaling no more than 30 days in a calendar year.
• The developer, or its designee, may grant hardship exceptions for people between 19 and 55, but only if at least 80% of homes keep at least one resident who is 55 or older, and it has sole authority to deny occupancy that would break those percentages.

These rules apply to whoever lives in the home, so they matter whether a family member moves in or the home is rented. Each unit has its own declaration, and wording can differ. Find the one for your home on the District Community Standards page using the county, unit, and lot number.

If you keep the home

• Plan for the full year of District bills, assessments, insurance, and upkeep, plus a likely higher tax bill after reassessment.
• Exterior changes, including repainting, landscaping, and repairs, generally need Architectural Review approval under the deed restrictions (District Community Standards).
• If a qualifying family member will live there full time, look at the homestead timeline above.

If you rent the home

• We could not verify a District-published rule on rentals beyond the age and occupancy rules and sign limits, so read the declaration for the home and ask District Customer Service before signing anything.
• The declarations we reviewed allow one sign advertising a property for sale or rent no larger than 12 inches by 12 inches.
• Tell the insurer. A rental usually needs a different type of policy than an owner-occupied home.

If you sell the home

• The personal representative or trustee usually signs, sometimes with court approval. Ask the probate attorney what the estate needs first.
• The bond assessment stays with the lot unless it is paid off. The District's Bond Team can give an exact payoff figure (District Finance and Bonds).
• For federal tax purposes, the IRS says the basis of inherited property is generally its fair market value on the date of death (IRS Publication 551). Ask a tax professional how this applies to you.

How Do You Handle the Cleanout and Estate Sale?

Wait for the go-ahead from whoever has legal authority, keep records of what leaves the house, and do not throw away paperwork until the estate's attorney or tax professional has seen it.

• Family first. Agree on how family members will choose keepsakes, and write it down. Photograph items before they leave.
• Estate sale companies. These companies typically price, stage, and run an on-site sale for a share of the proceeds. Ask for a written contract, how they handle unsold items and cleanup, whether they carry insurance, and how they will manage crowds and parking on a residential street.
• Consignment, auction, and buyout. Some businesses take selected items to sell elsewhere or offer one price for the contents. Compare more than one written offer.
• Donation and hauling. Charities may pick up usable furniture, and junk removal services handle the rest. Keep receipts for the estate's records.
• District bulk pickup. In Districts 1 through 11, the District says a $10 charge is added to the utilities and amenities bill for each requested bulk pickup, with charges for pickups not canceled at least 24 hours ahead (District FAQs). Check the sanitation page for your district.
• Protect personal information. Shred or keep financial papers, medical records, and anything with Social Security numbers. Wipe or remove computers and phones.

The 90-Day Checklist

Print this list and check items off as the family works through them.

First week

1. Choose one family point person and start a shared call log.
2. Locate the will, trust, deed, tax bill, District bill, insurance policy, and any mortgage statements.
3. Walk through and photograph every room and the outside of the home.
4. Collect keys, garage openers, gate cards, and ID cards; consider rekeying once authorized.
5. Remove or lock up valuables, medications, firearms, and financial papers.
6. Call the insurer about the death, vacancy rules, and hurricane deductible.
7. Ask District Customer Service (352-753-4508) about the House Check and Resident Out of Area programs.
8. Arrange local mail pickup; plan a USPS change of address once someone is appointed.
9. Line up a trusted local key holder.

First 30 days

1. Keep the District monthly bill paid and ask District Utilities (352-750-0000) to mail it to the person handling the estate.
2. Keep power on and decide about water with a plumber or the insurer.
3. Contact any mortgage or reverse mortgage servicer.
4. Read the most recent tax bill, including bond and maintenance assessments.
5. Ask the county property appraiser how the change of ownership and reassessment will be handled.
6. Meet with a Florida probate attorney.
7. Keep lawn and exterior upkeep on schedule.

Days 30 to 90

1. Follow the probate or trust process and keep receipts for estate expenses.
2. Find the declaration of restrictions for the unit and read the age, occupancy, and sign rules.
3. Compare selling, renting, and keeping with a tax professional and the estate's attorney.
4. Ask the District Bond Team for a payoff figure if you are considering paying off the bond.
5. Plan the cleanout and estate sale once authorized.
6. Recheck insurance coverage before day 30 and again before day 60 of vacancy.
7. Watch for the November tax bill and next August's TRIM notice.