[rhood]

There are 18 homes on my block and the amenity fees range from $179 and change to over $200. The home that originally closed first pays $179 and is the oldest on the block. The next oldest originally closed 1 month later and their fee is $190. The most recent resident (last summer) is paying $194 while a home sold two years ago is paying $201.

Generally, the adjustment anniversary date is the original land sale date so fee adjustment dates will be different for each property. I just can’t figure why such a big difference from least to most.

I’m not complaining, I just like to play with numbers, but can’t figure out how this works. Guess I’ll contact district and ask them.

[Marathon Man]

Any resales? That makes a difference.

[ThirdOfFive]

Originally Posted by rhood

There are 18 homes on my block and the amenity fees range from $179 and change to over $200. The home that originally closed first pays $179 and is the oldest on the block. The next oldest originally closed 1 month later and their fee is $190. The most recent resident (last summer) is paying $194 while a home sold two years ago is paying $201.

Generally, the adjustment anniversary date is the original land sale date so fee adjustment dates will be different for each property. I just can’t figure why such a big difference from least to most.

I’m not complaining, I just like to play with numbers, but can’t figure out how this works. Guess I’ll contact district and ask them.

Post #2 mentions resales. I've heard that too: when a house is resold the amenity fee is recalculated according to some kind of formula. But whatever it is, $201 is incredibly cheap for all that TV has to offer. We have friends in a retirement village up in the panhandle who pay over $650 a month for a golf course, couple of tennis courts, landscaping and an ocean view!

[ChicagoNative]

What do you get for the amenity fee besides “free” golf on the 9 hole courses and the opportunity to join a club? It’s my understanding that some clubs also have additional dues?

It seems pretty misleading to me to say that it’s only $200 a month to live in the Villages. What about your landscaping? trimming? fertilization? Irrigation?

Don’t get me wrong: I think the Villages is a fantastic community. But when you compare fees between Villages and non-Villages communities, make sure you are getting a true picture of your monthly expenses.

[Bill14564]

Originally Posted by rhood

There are 18 homes on my block and the amenity fees range from $179 and change to over $200. The home that originally closed first pays $179 and is the oldest on the block. The next oldest originally closed 1 month later and their fee is $190. The most recent resident (last summer) is paying $194 while a home sold two years ago is paying $201.

Generally, the adjustment anniversary date is the original land sale date so fee adjustment dates will be different for each property. I just can’t figure why such a big difference from least to most.

I’m not complaining, I just like to play with numbers, but can’t figure out how this works. Guess I’ll contact district and ask them.

When a house changes hands, including initial sales, the amenity fee is set to the "prevailing rate" which is currently $195 (I believe this is correct, perhaps it is $194)

Each year in the month that the house was initially purchased from the Developer (or perhaps initially put on the market) the amenity fee is adjusted for the current CPI. Note that the month this happens has nothing to do with the month you purchased a resale, it is tied to the month the home was sold for the very first time. Also, the CPI used might be from a month or two prior to the anniversary month due to the time it takes to publish the number. All this is explained in your deed restrictions.

Each year either in October or January the Developer has the option to set a new "prevailing rate" for the amenity fee. If the new rate is set higher than the recent CPI then the new rate will be more than what you are currently paying for your home.

This explains why some homes are $195 and others are $190. The prevailing rate for a home sold before January 2024 was less than $195. When that amenity fee was adjusted for the CPI it came out to $190. Then the Developer set the 2024 rate to be $195 and a new home was purchased. The amenity fee for the new home is $195 while the fee for the old home is $190.

This also explains why some homes are $195 and others may be $201. Perhaps both homes were purchased in 2024 and both homes had the amenity fee set to $195. One home then reached the anniversary date of when it was first purchased and its amenity fee was adjusted according to the CPI. Since the CPI is running about 3%, the adjustment would be about $6 for a total of $201. The second home has not yet reached its anniversary date and so its amenity fee is still $195.

[Maker]

If everyone gets the exact same amenities, WHY are the fees different?
I asked, and was given a long explanation about how they use sales dates, anniversary dates, etc, to arrive at a unique fee per house. They never could say WHY they are all different, other than "this is how we do it."

[Bill14564]

Originally Posted by Maker

If everyone gets the exact same amenities, WHY are the fees different?
I asked, and was given a long explanation about how they use sales dates, anniversary dates, etc, to arrive at a unique fee per house. They never could say WHY they are all different, other than "this is how we do it."

A guess:

1. Buyers will feel better about a rate that is adjusted annually for inflation rather than a rate that is set arbitrarily each year.

2. Adjusting the rate on the anniversary of the initial sale rather than the date of resale makes it easier to project income - the date a home will be adjusted for inflation is fixed, it never varies.

3. NOT tying the annual change in the prevailing rate (the Amenity fee set when a home changes hands) to inflation allows the Developer to make a larger increase if necessary.

[CoachKandSportsguy]

Originally Posted by rhood

There are 18 homes on my block and the amenity fees range from $179 and change to over $200. The home that originally closed first pays $179 and is the oldest on the block. The next oldest originally closed 1 month later and their fee is $190. The most recent resident (last summer) is paying $194 while a home sold two years ago is paying $201.

Generally, the adjustment anniversary date is the original land sale date so fee adjustment dates will be different for each property. I just can’t figure why such a big difference from least to most.

I’m not complaining, I just like to play with numbers, but can’t figure out how this works. Guess I’ll contact district and ask them.

From financial intuition:

The process is similar to the tax basis and tax calculation records,
The all current rates go up at the same rate
At sale, the current rate is attached to the property, reset for future increases.

What is unknown is the current rate at the time of sale.

The relevant documents only discuss the annual homeowner rate of increase, not how the existing rate is calculated when a house is sold and the rate is reset.

The annual rate is related/similar to the increase rate of social security, which is also based upon the rate of inflation, i believe, i could be wrong. However, SS is a political number, so it doesn't quite track the CPI annual change with adjustments exactly. The rate at time of sale can be calculated many different ways. . and that is unknown.

Let us numerical mind jugglers know what you uncover. .

[OrangeBlossomBaby]

Originally Posted by ChicagoNative

What do you get for the amenity fee besides “free” golf on the 9 hole courses and the opportunity to join a club? It’s my understanding that some clubs also have additional dues?

It seems pretty misleading to me to say that it’s only $200 a month to live in the Villages. What about your landscaping? trimming? fertilization? Irrigation?

Don’t get me wrong: I think the Villages is a fantastic community. But when you compare fees between Villages and non-Villages communities, make sure you are getting a true picture of your monthly expenses.

Access to all the sports, family, and adult pools. The MMPs (which are SUPPOSED to be for residents and their guests only, but that's unfortunately bypassed). Every single rec center in The Villages. All the shuffleboard/pickleball/tennis/bocci courts, archery ranges, softball fields, walking trails down south, craft rooms, meeting/event space, the irrigation systems to the golf courses, community area landscaping, all the parks around the retention ponds and woodlands, dog parks, fishing lakes, and paying every single employee who who handles all these things.

[ChicagoNative]

Ok, so common areas. That’s normal. I suppose if one wants to travel around TV to swim in other pools or use other rec centers, more power to you.

What about your personal landscaping? That is a monthly cost of TV residency and it’s never mentioned when I have conversations with people about actual monthly costs of living there. I always get the $200;per month, 3000 clubs, and/or “I bought the lifestyle” answer. Again, fine if that’s what one wants, but it’s still misleading.

The MMP issue has been beaten to a nice thick paste. There are those who think only villagers should be able to use them, attend entertainment at the squares, or use any businesses within the bubble. I’m positing that the reason your management doesn’t bother with such tatctics, in addition to the logistical nightmare of enforcement, along with public streets, is that a lot of non villagers patronize businesses and spend money.

As mentioned, I like the Villages. It’s the reason we came to this part of the state. We found something that was more suited to our needs while allowing us to take advantage of the free aspects of the Villages. I understand folks who defend TV on issues worth defending, but I don’t understand the residents who seem to take personal offense anytime someone says anything that can be considered even remotely a constructive criticism. Your mileage may vary.

[rhood]

Originally Posted by Bill14564

When a house changes hands, including initial sales, the amenity fee is set to the "prevailing rate" which is currently $195 (I believe this is correct, perhaps it is $194)

Each year in the month that the house was initially purchased from the Developer (or perhaps initially put on the market) the amenity fee is adjusted for the current CPI. Note that the month this happens has nothing to do with the month you purchased a resale, it is tied to the month the home was sold for the very first time. Also, the CPI used might be from a month or two prior to the anniversary month due to the time it takes to publish the number. All this is explained in your deed restrictions.

Each year either in October or January the Developer has the option to set a new "prevailing rate" for the amenity fee. If the new rate is set higher than the recent CPI then the new rate will be more than what you are currently paying for your home.

This explains why some homes are $195 and others are $190. The prevailing rate for a home sold before January 2024 was less than $195. When that amenity fee was adjusted for the CPI it came out to $190. Then the Developer set the 2024 rate to be $195 and a new home was purchased. The amenity fee for the new home is $195 while the fee for the old home is $190.

This also explains why some homes are $195 and others may be $201. Perhaps both homes were purchased in 2024 and both homes had the amenity fee set to $195. One home then reached the anniversary date of when it was first purchased and its amenity fee was adjusted according to the CPI. Since the CPI is running about 3%, the adjustment would be about $6 for a total of $201. The second home has not yet reached its anniversary date and so its amenity fee is still $195.

I understand, but that doesn’t explain the nearly $22 difference between lowest and highest. The $179 rate home is the original owner. If the prevailing rate is $195, why is a home sold last year over $200?

[Bill14564]

Originally Posted by rhood

I understand, but that doesn’t explain the nearly $22 difference between lowest and highest. The $179 rate home is the original owner. If the prevailing rate is $195, why is a home sold last year over $200?

Home sold last year:
Sold in February, amenity fee set to $195
Anniversary date in June, CPI about 3%, amenity fee increases to about $200
I don't know what the rate was last year, perhaps it was close to $195 and then the home went through two increases.
EDIT: If your neighbor is willing to share his utility bills with you then you could see what his amenity fee started as and how it was adjusted over time.

$22 difference:
I haven't kept track of where the Developer has set the amenity fees over time. I know mine started at less than $150 and it is up to $180 now. It seems the Developer is setting the new rates a bit higher than the CPI for the year which means the longer you stay in your home, the greater the difference between what you pay and what a new owner pays.

[MX rider]

Originally Posted by ChicagoNative

Ok, so common areas. That’s normal. I suppose if one wants to travel around TV to swim in other pools or use other rec centers, more power to you.

What about your personal landscaping? That is a monthly cost of TV residency and it’s never mentioned when I have conversations with people about actual monthly costs of living there. I always get the $200;per month, 3000 clubs, and/or “I bought the lifestyle” answer. Again, fine if that’s what one wants, but it’s still misleading.

The MMP issue has been beaten to a nice thick paste. There are those who think only villagers should be able to use them, attend entertainment at the squares, or use any businesses within the bubble. I’m positing that the reason your management doesn’t bother with such tatctics, in addition to the logistical nightmare of enforcement, along with public streets, is that a lot of non villagers patronize businesses and spend money.

As mentioned, I like the Villages. It’s the reason we came to this part of the state. We found something that was more suited to our needs while allowing us to take advantage of the free aspects of the Villages. I understand folks who defend TV on issues worth defending, but I don’t understand the residents who seem to take personal offense anytime someone says anything that can be considered even remotely a constructive criticism. Your mileage may vary.

You're ignoring all the things the previous poster listed. Our amenity fee is a bargain! There's nowhere else you'll find so many options to stay active and have fun.
Besides golf, pickleball, running on the mmps and enjoying our neighborhood pool, I play softball on the nicest fields I've ever played on and it costs me nothing, except buying my jersey. Very well organized and all the softball facilities are top notch, like all things here.

And I can find just about any activity I would like to try. The choices are amazing, and too many to list.
There's so much to do and fun to be had, we run out of time.

But like you, the villages isn't a good fit for everyone.
And I don't get your "misleading" comment. We bought 2 years ago after a lifestyle visit and were fully aware of what we would be paying for, no surprises. I mow my own grass and take care of my own landscaping. I only pay extra for lawn treatment and having my palms trimmed.
Our friends live in Bonita Springs in an over 55 community. They pay over $500 a month for 2 pools and 2 pickleball courts and they get their tiny yard mowed.

For us, we're truly living our best life here and couldn't be happier.

[Papa_lecki]

Originally Posted by OrangeBlossomBaby

The MMPs (which are SUPPOSED to be for residents and their guests only, but that's unfortunately bypassed).

I wonder what percent of golf carts on the MMO are not residents - I would say less than 5%.

Okay, not a big deal, they re coming over and spending money in the restaurants.

[CarlR33]

Originally Posted by Maker

If everyone gets the exact same amenities, WHY are the fees different?
I asked, and was given a long explanation about how they use sales dates, anniversary dates, etc, to arrive at a unique fee per house. They never could say WHY they are all different, other than "this is how we do it."

I think if you take the time to look into your bylaws it should be stated in there similar what others are saying here. I know because I had similar question when I recently purchased a home and found it in the bylaws (how it’s calculated).