Understanding TV

Common Acronyms (click here for full list)

  • AAC:  Amenity Authority Committee
  • ARC:  Architectural Review Committee
  • CDD:  Community Development District
  • PWAC:  Project Wide Advisory Committee

Helpful Links:


VLS – The Villages® of Lake-Sumter, Inc

VLS (a.k.a. The Developer).  The Morse Family corporation that developed The Villages®. We often refer to Mr. Gary Morse as the Developer of The Villages®. Mr. Morse is the son of the founder of The Villages®, Mr. Harold Schwartz, and served as the President of The Villages® of Lake-Sumter, Inc. until his passing in the fall of 2014. His son, Mr. Mark Morse, now serves as the President of The Villages® of Lake-Sumter, Inc

VCDD – Village Community Development Districts

VCDD is not actually a community development district – it is the acronym in the LOGO used on many District documents, vehicles, employee shirts, name tags and buildings. It is a collective term that includes all the districts located within The Villages®. It was incorporated when the decision was made to unify departments which include customer service, community watch, property management, administration and others.

Administration for The Villages Community Development District

The Villages are governed by a Council-Manager form of government. All power and authority to set policy rests with the elected governing bodies.  The District Manager is responsible for carrying out policy decisions of the elected bodies, professionally leading the day to day operations of departments in the organization, and the preparation and administration of the annual budgets.   District Manager = Richard Baier

CDD – Community Development District

CDDs, a form of special purpose government in Florida, are like other forms of government such as towns, municipalities, and cities. A CDD is a governmental unit created to serve the long-term specific needs of its community. A CDD’s main powers are to plan, finance, construct, operate and maintain community-wide infrastructure and services specifically for the benefit of its residents.

CDD responsibilities within The Villages may include storm water management, recreation, security, special events, common area maintenance, potable and irrigation water supply, sewer and wastewater management, and street lights.

The CDD is governed by a five-member Board of Supervisors elected by the property owners. A professional manager implements the policies of the Board.  CDD Supervisors are subject to Florida State ethics and financial disclosure laws.

The CDD’s business is conducted in the “Sunshine,” which means all meetings and records are open to the public. Public hearings are held on CDD assessments; and, the CDD’s budget is subject to annual independent audit.

Residents and property owners in a CDD set the standards of quality, which are then managed by the CDD. The CDD provides perpetual maintenance of the environmental conservation areas. This consistent and quality-controlled method of management helps protect the long term property values in a community.

The CDD issues Special Assessment Revenue Bonds to finance community infrastructure. Generally, Community Development Districts assess each property owner a yearly capital debt service assessment to pay back those bonds. In the case of the CDD a significant portion of this capital assessment will be prepaid by the developer at the time of closing.

The CDD may also charge fees for certain services it provides.In addition, to maintain the facilities of the community and administer the CDD, the CDD conducts a public hearing each year at which it adopts an operating and maintenance budget. The funding of this budget is levied as an operating and maintenance assessment on your property by the Board of Supervisors. All residents pay for a share of the maintenance of the CDD improvements through this annual assessment.

The Village Center District and Sumter Landing District operate from the contractual amenity fees collected from the residents within the CDD, and from other general revenues.

There are 13 residential CDDs and 3 commercial CDDs, two of which administer the functions of The Villages®. 

The 17 special purpose districts:

  • Village Center Community Development District [VCCDD] 
  • CDDs #1-13 
  • Sumter Landing Community Development District [SLCDD]
  • Brownwood Community Development District [BCDD]
  • North Sumter County Utility Dependent District [NSCUDD])

NORTH of 466

VCCDDVillage Center Community Development District

The VCCDD is a CDD and is often referred to as a Center or Commercial CDD. The actual geographic boundaries of the VCCDD are roughly the downtown area around the Spanish Springs town square and encompass most of the area bounded by Avenida Central and Hwy 441/27 with an extension for the area of the Target shopping center. There are no residents in the VCCDD. Because of this, the Developer of The Villages®, being the primary landowner in this area, continues to elect all five supervisors, many of whom are business associates, employees, or friends of the Developer, and often do not even live here. 

The VCCDD administrative/service area includes residential CDDs #1-3 (Sumter County), CDD #4 (Marion County), and also the areas of The Villages® in Lake County on either side of Hwy 441/27. Additionally, the VCCDD administers the General Fund and allocates costs to the various users for all management personnel employed by the District.  VCSA – Village Center Service Area provides services, security, fire and emergency medical response, recreation facilities and services, etc., to residents in The Villages® area north of CR466. 

Amenity Authority Committee (AAC)

The AAC, a committee of the VCCDD, is authorized to make decisions on all amenity issues for the VCCDD administrative area north of CR466. This Committee was established as a result of the Lawsuit Settlement with the Developer and the VCCDD in early 2008. This committee is comprised of six members: an elected resident from each of the four residential CDDs north of CR466, an elected resident from the Lake County portion of The Villages, and an appointed representative from the VCCDD. The AAC meets monthly and the meetings are open to all residents. The AAC has control over all VCCDD non-bond related amenities funds.

The Villages of Lake-Sumter, Inc. (VLS), paid $13,203,168 into an interest bearing account (with $1,400,000 going to an Amenity Reserve and Replacement account and subject to terms of an escrow agreement).  Additionally, VLS was to pay another $28,021,000 in annual payments on December 31st over thirteen years commencing in 2008 and through 2020. These payments did not include Plaintiff Class attorney fees of $6,700,000, and Incentive awards of $300,000 to the Plaintiff Class Representatives.

The AAC powers include: 

  • discretion over expenditures of all non-bond required Amenity Funds, 
  • Rate setting of Amenity Facility user fees, 
  • operational control over Amenity Facilities and services, 
  • approval over future debt secured by Amenity Fees or facilities, 
  • sale of amenity facilities within the Center District, 
  • approval of future areas brought within the Center District, and 
  • establishment of a maximum Amenity Fee for the Center District.

Limits on the AAC powers include: 

  • compliance with terms of Bond Documents, 
  • compliance with Declarations of Restrictions which provide for the Amenity Fee each resident in the Center District is obligated to pay, 
  • compliance with governing laws and regulations, 
  • shall not take any action resulting in reduction of Amenity Facilities or associated amenity services provided in exchange for the Amenity Fee, 
  • have no power over fire services and funds, 
  • have no power over or use of management fees charged by the Center District or facility or activity unrelated to the operation of Amenity Facility or Amenity Fees, 
  • shall provide a seamless community, all policies and procedures, fees and services to Sumter Landing (South of CR466) CDD and Center District (North) residents shall be identical (with exception of a Project Wide Agreement unique to south residents), 
  • shall not cause residents of The Villages outside of the Center District (North) to be treated any differently than residents within the Center District.

RAD – Recreation Amenities Division

The operating fund that accounts for revenues and expenses related to amenity facilities owned by the Villages® Center Community Development District and collects the amenity revenues paid by residents in Community Development Districts 1-4 and residents in Lady Lake – Lake County. The RAD budget is set by the Amenity Authority Committee (AAC).

District 1 was established February 18, 1992.  Total Acres = 998.
2,282 Standard Home Sites
1,138 Villa Home Sites
0 Premier Home Sites 

District 2 was established May 14, 1996.  Total Acres = 989.6
2,756 Standard Home Sites
846 Villa Home Sites
66 Premier Home Sites
3,668 Total Home Sites

District 3 was established May 12, 1998.  Total Acres = 894.3
2,948 Standard Home Sites
761 Villa Home Sites
53 Premier Home Sites
3,762 Total Home Sites

District 4 was established March 7, 2000.  Total Acres = 1,253.5
3,524 Standard Home Sites
1,797 Villa Home Sites
111 Premier Home Sites
5,432 Total Home Sites

Lady Lake/Lake County (in yellow on map) consists of 5,693 home sites that are located in the Town of Lady Lake and a portion of un-incorporated Lake County. The Lady Lake/Lake County portion of The Villages is not located in the geographical boundaries of a Community Development District but is in the service area of the Village Center Community Development District.
5,307 Standard Home Sites
386 Villa Home Sites
0 Premier Home Sites
5,693 Total Home Sites

SOUTH of 466

 466 to 44

SLCDD – Sumter Landing Community Development District 

 Provides services, security, fire and emergency medical response, recreation facilities and services, etc., to residents in The Villages® area south of CR466. The SLCDD is also a Center CDD and basically encompasses the downtown commercial area of the Sumter Landing Square. Because there are no residents within the boundaries of the SLCDD, the Developer, as the property owner in the District, continues to elect the supervisors of the SLCDD, as he does for the

VCCDD and BWCDD. The SLCDD administers services for residential CDDs 5-10 in Sumter County and CDD11 in Lake County.

SLAD – Sumter Landing Amenities Division 

 The operating fund that accounts for revenues and expenses related to amenity facilities owned by the Sumter Landing Community Development District and collects the amenity revenues paid by residents in Community Development Districts 1-11. The SLAD budget is set by the SLCDD. Currently there is no AAC or other resident-elected body with control over the SLAD budget. 

The PWA – The Project Wide Agreement 

 An interlocal agreement established in 2003 between the Sumter Landing Community Development District (SLCDD) and at that time Community Development District 5 (CDD5), stating that its purpose was to provide that the expense of maintaining certain project wide improvements is shared equitably among all Districts within the area subject to the Agreement. Over time, the agreement has been amended to now include CDDs 6, 7, 8, 9, 10 and 11.  

Improvements listed in the Project Wide Agreement are south of CR466 and north of CR44. The improvements to be maintained now include landscaped rights of way (Buena Vista, Morse, CR466 and CR466A) including street lighting and irrigation, entry features (CR44, CR466 and CR466A), lakes, shorelines, conservation, storm water retention and buffer areas, roads, bridges (except the Lake Sumter bridge), and transportation/recreation trails (multi-modal paths) and tunnels. 

PWAC – The Project Wide Advisory Committee

Established by the SLCDD in January 2013 to provide input, explore issues and provide advice and recommendations to the SLCDD on issues related to the maintenance of Project Wide Improvements. The PWAC was established by the Sumter Landing Community Development District (SLCDD) and is comprised of a Board Supervisor from CDDs #5-11. 

Project Wide Improvement Responsibilities:

  • Provide input, explore issues and provide advice and recommendations to the SLCDD on issues related to the maintenance of Project Wide Improvements.
  • Review and recommend the annual budget to the SLCDD, review budget to actual statements and recommend all capital expenditures through or outside of the budget process as necessary as it pertains to the Project Wide Fund.
  • Review and recommend contract renewals and bid/proposal awards to the Board related to the Project Wide Improvements.
  • Explore significant and important issues pertaining to the Project Wide Improvements as they arise and provide advice and recommendations to the SLCDD.

Amenity Responsibilities:

  • Provide input, explore issues and provide recommendations on issues related to SLCDD owned Amenity facilities
  • Review and recommend the annual Sumter Landing Amenity Division (SLAD) budget to the SLCDD, review budget to actual statements and recommend all capital expenditures through or outside of the budget process as necessary as it pertains to the SLAD.
  • Review and recommend contract renewals and bid/proposal awards to the SLCDD related to the SLAD.
  • Explore significant and important issues pertaining to the SLAD as they arise and provide advice and recommendations to the SLCDD.
  • Rate setting of Amenity Facility user fees to the extent permissible under the Declaration of Restrictions.
  • Establishment, from time-to-time, of a maximum Amenity Fee for the SLCDD owned Amenity Fees such that increases in Amenity Fees whether by Consumer Price Index, resale of a home or otherwise will not result in an Amenity Fee owned by the SLCDD having to pay in excess of such maximum amount.

NSCUDD – The North Sumter County Utility Dependent District

NSCUDD consists of a seven member Board of Directors representing Districts 5-10 and one at large seat. The members are elected by registered voters residing in Districts 5-10.

NSCUDD is the water, wastewater and reclaimed water service provider to properties in The Villages that are south of C.R. 466 and north of C.R. 466A. Additionally, NSCUDD is the provider of the solid waste sanitation services for Marion and Sumter County, and the Fruitland Park portion of The Villages. 

BCCD – Brownwood Community Development District

The commercial district in Brownwood. It has no residents, and has no responsibility for any services to any residential districts like the VCCDD or SLCDD

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