Updated October 30, 2026.

We’re an independent insurance agency in Gainesville, in business since 1983. Florida agency license L055907, held by Lee C. McGriff and Mack Williams Insurance Agency, Inc. We work with homeowners in every part of The Villages, whether your home is in Sumter, Lake or Marion County, by phone, email and video. Because we’re an independent agency, a licensed member of our team may be able to compare options from the insurance companies we represent and explain the differences.

One community, three counties

The Villages spans three counties in Central Florida: Lake, Sumter and Marion (The Villages FAQ). A 2018 Sumter County market analysis says Sumter contains the largest portion of The Villages (Sumter County, 2018). Residents belong to one of 15 residential community development districts or the Lady Lake/Lake County District (The Villages Community Development Districts).

The county line matters for insurance more than most people expect. Your county determines which flood maps, building department records and local rules apply to your home, and insurers rate homes by location. Two homes a few miles apart can be in different counties. When you ask for a quote, give us the full street address, not just “The Villages.”

Roofs and home age

The Villages has been growing for decades. Its first community development district was created in 1992 (The Villages), and newer sections continue to be added. That means homes range from older houses in the original sections to homes built in the last few years, and the insurance questions change with the age of the home.

Under Florida law, an insurer may not refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. If the roof is at least 15 years old, the insurer must let you have it inspected by an authorized inspector, at your expense, before requiring a new roof, and it can’t refuse to issue or renew solely because of roof age if the inspection shows at least 5 years of useful life left (section 627.7011(5), Florida Statutes). Insurers can still decline a home for other lawful reasons. Keep the permit and invoice for any roof replacement.

On older homes, many insurance companies ask for a 4-point inspection of the roof, electrical, plumbing, and heating and air conditioning. The age at which they ask varies by company.

Wind mitigation inland

The Villages is well inland, but wind still drives much of the cost of Florida home insurance. Florida law requires residential property insurers’ rate filings to include actuarially reasonable discounts, credits or other rate differentials, or deductible reductions, for features shown to reduce wind damage (section 627.0629, Florida Statutes). The amount varies by insurance company and by home. A wind mitigation inspection documents features such as roof deck attachment, roof to wall connections, roof shape and opening protection on the state’s form OIR-B1-1802 (Florida Office of Insurance Regulation). The inspection may be at your own cost. If you’ve replaced the roof or added shutters since your last report, a new inspection may document the change.

Check your hurricane deductible too. It’s usually a percentage of the dwelling limit, so the dollar amount grows with your coverage.

Sinkholes in all three counties

All three counties sit on limestone. The Florida Geological Survey’s database of reported subsidence incidents, as of October 30, 2026, listed 45 reports in Sumter County (none marked as verified sinkholes), 179 in Lake County (2 verified) and 491 in Marion County (3 verified). These are countywide totals, not counts for The Villages, and reports are voluntary and often unverified. A nearby report doesn’t mean a property has a sinkhole, and having no report nearby doesn’t mean one can’t form.

Homeowners policies from admitted insurers must include catastrophic ground cover collapse, which has a narrow definition: an abrupt collapse, a depression clearly visible to the naked eye, structural damage including the foundation, and the home condemned and ordered vacated. Broader sinkhole loss coverage must be offered for an additional premium, and the insurer may inspect first (section 627.706, Florida Statutes). Excess and surplus lines policies don’t have to include these coverages (section 626.913(4)), so check your policy. See our Marion County sinkhole guide for how a sinkhole claim works.

Flood, ponds and storm water

Homeowners policies generally exclude flood, so flood coverage is a separate policy. Many homes in The Villages sit near ponds, lakes or storm water areas. Your flood zone depends on your exact address and your county’s maps, so check it on FEMA’s Flood Map Service Center. An NFIP policy usually takes effect 30 days after you apply and pay the premium, with some exceptions (44 CFR 61.11), so plan ahead before hurricane season.

If your home is insured by Citizens Property Insurance Corporation, Florida’s state-created insurer, flood insurance is being phased in as a condition of coverage. Under section 627.351(6)(aa), Florida Statutes, it applies to Citizens personal lines residential policies with wind coverage effective on or after January 1, 2027, or earlier for a home in a FEMA special flood hazard area or with a dwelling replacement cost of $400,000 or more. Policies written on a condominium unit owners form are exempt. See our Citizens flood requirement page.

Golf carts, LSVs and liability

Golf carts are a common way to get around The Villages. A golf cart is treated differently from a street-legal low-speed vehicle under Florida law. If you own a street-legal low-speed vehicle (LSV), Florida law requires it to be registered and insured, including personal injury protection and property damage liability (section 316.2122, Florida Statutes). Our golf cart and LSV guide explains the rules and the coverage questions.

Liability is worth a fresh look in retirement. Visiting grandchildren, guests, a cart on community paths and a pool can all lead to a claim. A personal umbrella can add a layer of liability coverage above your home and auto policies, subject to its terms. Most umbrella policies require you to carry minimum liability limits on those underlying policies, and the minimums vary by insurance company, so it helps to look at all three together. See our personal umbrella page.

Seasonal residents

If you spend part of the year somewhere else, tell us. Some policies have conditions for homes left unoccupied or vacant for a period of time, and a house sitter, a home watch service or a water shutoff can matter. Read the policy’s terms or ask us to walk through them with you.

What to have ready

  • The full street address and county
  • Year built, roof year and roof type
  • Your current declarations page and policy expiration date
  • A 4-point or wind mitigation report, if you have one
  • Details on any golf cart or LSV

A licensed member of our team will review your request and contact you by phone or email. Coverage isn’t in place until it’s bound.

See also home insurance in Ocala and Marion County and where we work.

Frequently asked questions

Do you work with homeowners in The Villages?

Yes. We work with homeowners in all three parts of The Villages: Sumter, Lake and Marion counties. Tell us your address, because some local facts apply only to one county.

Does my homeowners policy cover my golf cart?

It depends on your policy’s wording. Many Florida homeowners policies don’t cover golf carts, and those that do usually limit the coverage. Some home insurers offer a golf cart endorsement. See our golf cart and LSV guide, and ask us to check your policy.

Can an insurer refuse my home because the roof is old?

Not solely for that reason if the roof is less than 15 years old. If it’s 15 years or older and an authorized inspector finds at least 5 years of useful life left, the insurer can’t refuse to issue or renew solely because of roof age (section 627.7011(5), Florida Statutes). Insurers can still decline for other lawful reasons.

Do I need flood insurance if I’m not in a flood zone?

It isn’t required by federal law outside high risk zones, but any lender can ask for it, Citizens policyholders may be required to carry it, and homeowners policies generally don’t cover flood.

Sources

General information, not legal or coverage advice. Coverage depends on the policy issued, its terms and underwriting. Sources checked October 30, 2026. McGriff-Williams Insurance is an independent insurance agency in Gainesville, in business since 1983 and licensed in Florida. We are not affiliated with FEMA, the NFIP or Citizens Property Insurance Corporation. We are also not affiliated with The Villages, its developer or its community development districts. The Villages is a registered trademark of Holding Company of The Villages, Inc.