From 24/7 Wall St. · David Beren · · 1m 50s
Three Communities Chase Villages Blueprint
Florida 55+ communities compete to match Villages' retirement model, but one fee clause quietly drains portfolios.
In brief
Florida 55+ communities compete to match Villages' retirement model, but one fee clause quietly drains portfolios. Residents of three Florida communities say one already meets Villages' retirement cost target. Originally reported by 24/7 Wall St..
Three Communities Target Villages Blueprint
Three active-adult communities have spent years chasing the Villages blueprint, and fees look almost identical at first glance.
Fees Start Identical Then Rise
The fees start as $204/month amenity fees, with infrastructure bonds adding $800 to $4,000+ yearly until paid off.
HOA Dues Vary by Community
Latitude Margaritaville’s HOA dues ran from $343 to $381/month when completed in 2025, while On Top of the World runs $512.80 to $531/month.
Solivita's HOA Ranges Lower
Solivita’s HOA ranges from $165 to $205/month, with a $195 monthly club fee, averaging $385/month total.
Florida Budget Adds Costs
Florida’s cost-of-living index is 103.414, above the nationwide figure of 100, adding to retirement expenses.
Social Security COLA Drives Fees
Social Security’s 2027 COLA of 3.6% matches the Villages fee adjustment, rising with the same index.
HOA Fees Rise Faster Than Social Security
On Top of the World’s fee grows 3.6% annually to $12,900 in 20 years, but insurance costs could push it to $20,400.
Portfolio Target for Retirement
A couple needs $1.02 million to draw 4% annually, or $1.17 million for 30+ years at 3.5%.
Delayed Retirement Lowers Target
If both spouses wait until 70, the target drops to $782,000 with delayed Social Security credits.
Fee Growth Requires Buffer
A $188,000 buffer covers potential fee growth, especially for On Top of the World’s rising costs.
Key Fee Clause Decides Cost
Residents of all three communities say one already meets Villages' retirement cost target due to fee adjustment clauses.
The essence
Residents of three Florida communities say one already meets Villages' retirement cost target.
