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Real Estate Information
Friday, January 17, 2025

Who Owns The Villages in Florida

The Villages, nestled in Central Florida, isn’t just one of the largest retirement communities in the U.S.—it’s a buzzing hub for retirees looking to embrace life to the fullest. Known for its endless amenities, energetic lifestyle, and ever-growing community, it’s become the ultimate destination for those seeking more than just a place to retire.

But there’s more to The Villages than golf cart parades and social clubs. Behind its thriving neighborhoods lies a captivating story of visionary ownership and smart management that’s been key to its fast-paced growth and success.

A broad view of a wooden bridge with "The Villages" written on it in green script. There's a logo with "ez" in a hexagon on the left and a grassy field with trees beneath the bridge under a clear blue sky.

What is The Villages?

The Villages sprawls across Central Florida into portions of Sumter, Lake, and Marion counties. Known as the fastest-growing metropolitan area in the United States, The Villages retirement community spans over 32 square miles and is home to a diverse population of over 130,000 residents. These are primarily retirees aged 55 and older.

Meticulously planned neighborhoods, the so-called “Villages,” shape the community’s dynamic environment. Each Village has a suite of lifestyle amenities, extensive landscaping, and golf cart-friendly infrastructure that enhances residents’ mobility and convenience.

Residents of The Villages have endless ways to stay active and entertained. They can find over 50 golf courses, countless recreation centers, sparkling swimming pools, and tennis courts. The community also boasts three town squares: Lake Sumter Landing, Spanish Springs, and Brownwood Paddock Square. Each functions as a community center for its nearby villages. The centers host unique shopping, dining, and entertainment experiences, including nightly live music performances. They’re also home to essential businesses, like medical facilities and grocery stores.

This robust selection of amenities and packed social calendar has made The Villages a highly desirable destination for those seeking an active and fulfilling retirement lifestyle. The area’s continued growth underscores its unique appeal and reputation as a premier retirement community.

Text on the image reads: "Golf carts are the primary mode of transportation around The Villages, with special lanes and parking spots at area businesses." The background shows a golf cart parked on grass near trees.

Current Ownership of The Villages

The Morse family has played a pivotal role in shaping The Villages into the thriving community it is today. One of the founders, Harold Schwartz, initially established the mobile home park Orange Blossom Gardens in Sumter County with the intent of building a thriving retirement village. Inspired by amenity-packed other retirement centers in Florida, he set the foundation for the development’s success. Schwartz bought out his partner and invited his son-in-law, H. Gary Morse, to help with the business.

Together, they transformed a small mobile home park into one of the largest retirement communities in the world. Their master-planned retirement community included a style plan, in addition to adding perks like executive golf courses and commercial centers with banks, doctors, and dentists. More family members joined in, becoming home sales directors and golf directors.

They established the Holdings Company of the Villages but also started several other businesses to fill in the gaps. They built gas stations, liquor stores, restaurants, and hardware stores.

After H. Gary Morse’s passing, ownership transitioned to his family, ensuring the continuation of his legacy. Under the leadership of Mark Gary Morse, Harold’s grandson, The Villages underwent significant expansion and refinement, exemplifying a steadfast commitment to enhancing the quality of life for residents.

The Villages’ status as one of the most sought-after retirement destinations in the nation continues.

How The Villages Operates

A suburban street lined with palm trees and tan houses, each with a driveway. Several parked cars are visible. The sky is clear and blue. A stylized hexagon with "ez" inside is on the left side.

The Villages operates through a unique combination of private ownership and public district governance. The Morse family owns central businesses, such as development offices, retail complexes, and utilities.

At the same time, the community functions under a system of Community Development Districts (CDDs), which are special-purpose governmental entities that manage public infrastructure and services. There are about 25 of these operating, with 15 designated residential Village Community Development Districts operating under the guidance of a five-seat Board of Supervisors (BOS). These members are elected by landowners of property within the district boundaries. The districts also have an appointed manager who oversees the day-to-day operation.

This hybrid structure has allowed The Villages to maintain high-quality amenities while ensuring efficient operations. Residents contribute through fees and taxes, which support community upkeep and recreational facilities. They also pay property taxes to their respective counties, as the community spans three Florida counties and municipalities like Lady Lake and Wildwood.

The interplay between private ownership and district governance creates a dynamic environment wherein residents enjoy top-tier facilities and infrastructure. While CDDs handle governance aspects such as road upkeep and emergency services, the Morse family’s companies focus on enhancing lifestyle quality through entertainment, recreation, and shopping options.

Legacy and Controversies

The Morse family’s leadership has undeniably positively impacted central Florida’s economy. What was once agricultural and horse farmland in rural Sumter County is now large enough for the U.S. Census to declare it a metropolitan area. Construction of The Villages has brought about thousands of jobs, bolstered the real estate market, and enriched the lives of its residents.

However, the community has faced its share of controversies. Critics have raised concerns about transparency in governance and legal disputes surrounding certain business practices. There have been questions over property tax and CDD tax hikes. Not everyone agrees with its continued sprawl and development ambitions, like the conversion of part of Spanish Springs Town Square into apartments.

Despite these challenges, The Villages has maintained a positive image and remains a sought-after location for retirees.

Comparison to Similar Developments

Aerial view of a suburban area with neatly arranged houses and roads, surrounded by green lawns and small bodies of water. A graphic overlay with a hexagonal design and "ez" logo is on the right side.

The Villages stands out from other active adult communities due to its unique ownership and operational structure. Unlike many communities developed by corporations or homeowner associations, The Villages is owned and managed by a family whose focus remains on expansion and resident satisfaction.

This long-term, centralized approach has allowed it to scale successfully without compromising on quality. Additionally, its mix of private businesses and public governance cut through governmental red tape with an efficiency rarely seen in similar developments.

CDDs also ensure that the built-out infrastructure has maintenance funding for years to come. The annual assessment to property owners is like a property tax, except its funding goes directly into the roads and amenities residents see around them.

Other retirement communities in Florida, such as Sun City Center or Del Webb, share the idea of catering to active adults and resort-style amenities. They also deliver extensive amenities, with social clubs, golf courses, and recreational facilities.

While these developments provide plenty of opportunities for an engaging and fulfilling retirement, their operational models and structures differ from The Villages. It maintains a more centralized and family-led approach. This distinction contributes to the unique atmosphere and experience that sets The Villages apart.

The Future of The Villages in Florida

The Villages’ future promises continued growth and evolution, reflecting its commitment to providing an exceptional lifestyle for its residents. To accommodate the community’s increasing population, new neighborhoods and amenities are being developed. These additions aim to enhance the resident experience by introducing more recreational facilities, entertainment options, and modern conveniences that align with the community’s vibrant and active lifestyle.

Additionally, the Morse family’s ongoing involvement remains a key factor in shaping The Villages’ direction. Their hands-on approach and dedication to preserving the community’s core values ensure a seamless transition as the development expands across Lake County and Marion County. However, as it grows larger, questions arise about how the community might adapt to potential challenges, such as maintaining its unique sense of closeness and intimacy. Addressing these factors thoughtfully will be essential for preserving the qualities that make The Villages stand out while preparing it for a sustainable and prosperous future.

Living in The Villages

The Villages is a shining example of innovation in retirement living. Thanks to the Morse family’s commitment to growth and quality, it has become a model for thriving communities everywhere. While not without its challenges and critics, The Villages’ success story shows how smart planning and strong leadership can bring a bold vision to life. Curious about what makes life here so unique? Dive into the lifestyle of The Villages—you might just be inspired!

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Preston Guyton