Lili Whittington - Realtor

10/16/2026

10/16/2026

10/16/2026

Sometimes the easiest way to tackle clutter is to give yourself a simple rule for deciding what stays and what goes. 🏡 A little editing can make your home feel more organized, functional, and enjoyable without spending a dime. Consider this your sign to finally tackle that one closet you’ve been avoiding. 😅

10/16/2026

Happy sellers and delighted new owners! This 3-bd, 2-ba property in The Villages recently sold. Contact me directly if you'd like to learn more about this listing or the The Villages property market.

10/16/2026

Fresh photos, smart lighting, and a virtual tour can breathe new energy into a listing that feels overlooked. 📸✨

When a home sits on the market in The Villages, it’s easy to assume the price is the culprit, but presentation can be just as important. Bright, inviting images and an easy-to-navigate virtual tour help buyers connect with the space before ever stepping inside. Clean rooms, thoughtful staging, and crisp lighting help every corner shine. Even small changes, like decluttering or adjusting light sources, can boost appeal and set a welcoming tone online.

Pairing these upgrades with a compelling property description and broad exposure on trusted channels ensures the home stands out from the crowd. For sellers aiming to move forward, refreshing the visual story can make all the difference.

Have you seen a listing turn around after a simple refresh? Share your experience or thoughts below!

👉 Lili Whittington – Tu Realtor de Confianza (Your Trusted Realtor) en The Villages (Hablo Español) 🏡❤️

10/16/2026

Buying new in Wildwood, Oxford, Summerfield, Fruitland Park or Leesburg? The builder's sales rep works for the builder, so get your price, incentives, assessments and warranty in writing, and bring your own agent on the first visit.
Who works for whom
The friendly person at the model home is the builder's agent: a licensed professional who represents the builder in the sale (Chase). Nobody at that desk is assigned to ask whether the home fits you.
Builders usually fund buyer representation, so having your own agent often costs you nothing extra. The catch is timing: register your agent on your first visit, not after you fall in love with a lot (Momentum). Policies differ by builder, so confirm each one before you walk in.
What's listed and what it costs right now
Leesburg has the most new homes on the market, Fruitland Park skews larger and pricier, and Oxford has very little new inventory. These are listing-site snapshots, not builder price sheets, so ask the builder for today's price in writing.
Area
What's listed
Price signal
As of
Leesburg
46 new homes in 12 communities; Adams Homes has 13 in Arbor Park, from $274,900
Median new build $339,400 (about $180/sq ft); typical home 1,826 sq ft, 4 bedrooms
Oct 15, 2026 (Momentum)
Fruitland Park
9 new homes; Saddle Hill listings start at $584,900; Park Square Homes has one in Mirror Lake Village at $285,040
Median new build $684,900 (about $220/sq ft); typical home 2,642 sq ft, 4 bedrooms
Sep 14, 2026 (Momentum)
Wildwood
Tillman Oaks: 3–4 bedroom, 2-bath homes of about 1,250–2,104 sq ft, listed by Holiday Builders Gulf Coast; Twisted Oaks sits on a CDD
Tillman Oaks asking prices run about $247K–$304K (the page's own figures conflict); Twisted Oaks median sale about $310K over the 12 months to Aug 2, 2026
Oct 14, 2026 (Tillman Oaks, Twisted Oaks)
Summerfield
New construction was 17% of closings in the past 12 months
Orange Blossom Hills median sale $294,550 (41 sales)
Oct 12, 2026 (Momentum)
Oxford
Little new inventory; Oxford Oaks (homes built 2014–2022) is resale
Oxford Oaks median sale $346,000 (16 sales, 12 months to Aug 2, 2026)
Oct 2026 (Momentum)
The source pages mix builder and listing-office data and contain some conflicting figures, so treat every number here as a starting point to verify.
Taxes, insurance and HOA by county
The tax rate and the insurance average change a lot depending on which side of the county line you land on.
County (towns)
Property tax rate
Citizens average premium
HOA median where one applies
Lake (Leesburg, Fruitland Park)
16.65 mills
$1,756 a year
$95 a month in Leesburg; $125 in Fruitland Park
Sumter (Wildwood, Oxford)
12.28 mills (FY2025–26)
$1,728 a year (April 2026)
$81 a month at Tillman Oaks (page figures conflict); $62 at Oxford Oaks
Marion (Summerfield)
12.08 mills (typical)
$1,263 a year
$180 a month (48% of listings have an HOA)
Sources: Momentum's Leesburg, Fruitland Park, Wildwood, Oxford and Summerfield pages, dated Sep 14 to Oct 15, 2026. Rates vary inside each county, so confirm the exact address with the county property appraiser.
One worked example: Momentum puts the median Leesburg new build at about $2,523 a month all in (principal and interest, tax, insurance and HOA), assuming 20% down and a 7.40% 30-year rate as of Oct 15, 2026. That figure leaves out any CDD assessment, which comes next.
Your tax bill resets to your purchase price, so never plan around the seller's or the previous owner's number.
CDD assessments: ask for the exact number
Most master-planned communities in this area carry a community development district (CDD) charge on the tax bill, and the listing sites do not publish amounts (Momentum, Fruitland Park, Sep 14, 2026). Twisted Oaks in Wildwood is flagged as having one, with a bond assessment on top of taxes (Momentum, Oct 14, 2026).
In nearby The Villages, the bond repays infrastructure debt over about 30 years, and a separate maintenance charge continues after the bond is paid (247WallSt, Sep 19, 2026). Ask whether yours works the same way.
Get these four things in writing for the exact lot:
1. The bond balance and payoff schedule.
2. The current annual maintenance assessment.
3. Whether you can prepay the bond, and what that costs.
4. How and when the assessment can change.
Incentives: get the offer in writing
Closing-cost credits, rate buydowns and included upgrades are common, especially on finished inventory homes near quarter-end. List prices on homes not yet built are rarely cut (Momentum, Leesburg, Oct 15, 2026). The same pages warn that a builder's preferred-lender incentive is not always the best deal.
I am not quoting any builder's incentive amount here, because they change by lot and by week. When a sales rep gives you one, ask for it on paper with:
• The date it was offered and the date it expires.
• The exact home or lot it applies to.
• Whether it requires the builder's lender, and what happens if you use another.
• Whether it is a price cut, a closing-cost credit or a rate buydown.
Then get a Loan Estimate from a lender of your own. A credit tied to a preferred lender only wins if that lender's rate and fees hold up against the other quote.
Warranty and inspection
Florida requires builders to warrant a new home for one year. The clock starts at the earlier of the title transfer or your move-in, and it covers defects in materials or workmanship that cause a material violation of the Florida Building Code. Appliances and equipment under a manufacturer's warranty, normal wear and tear, and normal settling are excluded (Florida Senate bill summary, s. 553.837).
The builder's own written warranty can replace the statutory one if it matches or beats it, so ask for the written warranty before you sign and read it. This is general information, not legal advice; a Florida real estate attorney can review the contract.
A new home is not an inspected home. Ask in writing whether you can bring your own licensed inspector before closing, how many days you get, and how to report items. Report anything you find well before the one-year mark.
Before you tour a model
[ ] Register your own agent on the first visit
[ ] Ask for today's price for the exact lot, in writing, with the date
[ ] Get the CDD bond balance and annual assessment for that lot
[ ] Get any incentive in writing with its date and lender conditions
[ ] Get a Loan Estimate from a lender you choose
[ ] Get a homeowners insurance quote for the exact address
[ ] Ask the county property appraiser how your first tax bill will be set
[ ] Get the written warranty and read it before you sign
[ ] Confirm you can bring your own inspector before closing
About the author
Lili Whittington is a Broker Associate at Soundings LLC with about 20 years in real estate, serving buyers and sellers in The Villages, Lake County, Sumter County and Marion County. She works for buyers, not builders, and will tell you plainly what is worth paying for. You always get Lili.
Sources
• Momentum: new construction in Leesburg, updated Oct 15, 2026
• Momentum: new construction in Fruitland Park, Sep 14, 2026
• Momentum: Tillman Oaks, Wildwood and Twisted Oaks, Wildwood, updated Oct 14, 2026
• Momentum: Summerfield, Oct 12, 2026
• Momentum: Oxford Oaks, Oct 2026
• Momentum: do I need a buyer's agent, Jun 16, 2026
• Chase: do you need a realtor to buy a new build
• Florida Senate: CS/CS/HB 623, Builder Warranties
• 247WallSt: Villages bond and fees, Sep 19, 2026
Touring a model home? Talk to me first.

10/16/2026

When a Loved One Passes and the House Is in Probate: A Guide for Families in The Villages
From Lili Whittington, Broker Associate at Soundings LLC, serving The Villages and the surrounding communities of Marion, Sumter, and Lake counties for 20+ years.

When a parent or loved one passes away and owned a home in The Villages in their name alone, that property usually has to go through probate before it can be sold or transferred to the family. If that is where you are right now, you are probably carrying grief, distance, and a major decision all at once, and I want you to know that is completely understandable. This guide explains what probate means for the house, why so many families choose to sell, and how a real estate professional helps from the listing side. It is not legal advice: a probate attorney guides the legal side, and I help with the real estate side.

What Probate Means for the House
Probate is a court-supervised process for transferring a deceased person's property to their heirs. In Florida, real estate that was owned only in the decedent's name typically cannot be transferred to the heirs without going through it. The court appoints a personal representative, often called an executor, to manage the estate, and that person holds the authority to act on the estate's behalf throughout the process.

In everyday terms, the home is often "tied up" for a while. It cannot simply be signed over to a family member, and it cannot be listed by just anyone with a key. That sounds heavier than it usually feels once you see the path ahead, because there is a well-worn route: in most estates, the sale of the home happens during the administration of the estate rather than after it finishes. Selling during probate is common, expected, and something the process is built to accommodate.

Why Most Families Choose to Sell
Why do most families decide to sell the house instead of keeping it? The reasons are practical, and they make sense. The proceeds from the sale are used to pay the estate's debts and expenses, and whatever remains goes to the heirs. Often the heirs live in another state or even another country. They cannot easily maintain a property they rarely visit, the taxes, insurance, and The Villages amenities fee keep running whether anyone is in the house or not, and many families simply agree that the money makes more sense than keeping a home on the other side of the country.

Here in The Villages area, I see this situation constantly. Families are spread across the United States, often with a parent who moved to Florida for the retirement years. When they lose that parent, the practical decision is frequently to sell, settle the estate, and share what is left among the family. There is no shame in that choice. For many families it is the decision that brings the most peace.

What a Probate Real Estate Specialist Does
An agent who knows this process can carry a surprising amount of the weight for the family. I have spent more than 20 years helping families through sensitive transitions, and a probate sale calls for patience and compassion as much as market knowledge.

A probate specialist prices the home realistically so it sells in a timely way, because an estate sale is not the moment to test an aspirational price. They handle the showings, photos, video walkthroughs, and offers, so heirs in another state or country do not have to field calls and questions long distance. They are patient with court timing, because some steps simply have to wait on the estate's schedule. And they communicate clearly with the personal representative and the estate attorney, so everyone stays on the same page about where the sale stands.

I work with local, national, and international clients, and I am bilingual in English and Spanish. When the family speaks Spanish at home, we can have this conversation in Spanish. Distance, language, and grief should not be barriers to a clear plan.

Questions to Ask Your Probate Attorney
I am not an attorney, and I always encourage families to bring these questions to their probate lawyer. A few stand out in nearly every estate sale I have been part of:

Is the estate in formal or summary administration? Summary administration is faster, and it is generally used for smaller estates or when the person has been gone for more than two years.
Who is the personal representative? This is the person the court appoints to manage the estate, and they will sign the real estate paperwork on the estate's behalf.
Does the court need to approve the sale? In many probate cases the sale requires court approval, and knowing that up front shapes the timeline.
Is the home covered by Florida homestead rules? Homestead protection can affect how the property is handled, and that belongs in your attorney's hands.
Take those questions to your probate attorney and let them guide the legal side. My job is to make sure you understand what happens on the real estate side, from pricing to closing, so you can make decisions with clarity.

A Calm Way Forward
If you are reading this because you have just lost someone, I am sorry for your loss. Please be gentle with yourself: this process moves step by step, and you do not have to figure it out alone. I help families move through it with one clear plan, and I am happy to speak with you in English or Spanish about the property, with no pressure, just honest guidance.

Useful resources: For more step-by-step guidance on the legal side of the process, see the probate resources and guides available online.

Call or text Lili Whittington at 352-715-3514, or book a time to talk at calendly.com/liliwhittington. A calm conversation about the house is a good place to start.

Related Posts
Seller's Guide
When an Out-of-State Heir Calls About a Home in The Villages
What happens first when an heir calls from out of state: listening, securing the house, a fast walkthrough, and the paperwork.

Seller's Guide
How Do I Sell My Home in The Villages From Out of State?
Remote Online Notarization, mail-away closings, and a local listing team handle the sale end to end.

Seller's Guide
What Should I Do With My Home Before Moving Out of The Villages?
Sell or rent, declutter, repairs, staging, the amenities fee, your golf cart, and the paperwork.

Relocation Guide
What Happens to My Home Up North When I Move to The Villages?
Sell it, rent it, or hold it while you try the lifestyle. Taxes, timing, and tips from Lili.

Lili Whittington, Broker Associate and real estate agent serving The Villages FL
About the Author
Lili Whittington, MBA is a Broker Associate with Soundings LLC in The Villages, FL, licensed as a Florida broker associate (BK3090328). With over 20 years of experience and 450+ homes sold throughout The Villages and Marion, Sumter, and Lake counties, Lili holds the CLHMS, SRES, MRP, ABR, SFR, and CIPS designations and specializes in retirement relocation, luxury homes, and seller representation for local, national, and international clients, fluent in English and Spanish. She regularly helps families manage homes they have inherited in The Villages, including sales during probate.

A home in probate and a family wondering what to do next?
Whether you are the heir, the personal representative, or the family friend making the call, Lili can walk beside you through the real estate side with one clear plan, in English or Spanish, with no pressure and honest guidance.

Call or text Lili at: 352-715-3514 · Email: [email protected]

Book a Consultation With Lili
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10/16/2026

🌺 𝐓𝐡𝐞 𝐁𝐞𝐚𝐮𝐭𝐲 𝐨𝐟 𝐒𝐦𝐚𝐥𝐥 𝐆𝐚𝐫𝐝𝐞𝐧𝐬

You don’t need a large yard to enjoy a little gardening. A few colorful flowers, favorite plants, or simple containers can add personality and make your outdoor space feel more inviting. 🌿🏡

There’s also something special about watching a plant grow and enjoying the little moments that come with caring for it.

💬 What would you plant in your ideal garden?

🏡 Lili Whittington – Tu Realtor de Confianza en The Villages (Hablo Español) ✨

10/16/2026

🏡 𝐍𝐨𝐭 𝐒𝐮𝐫𝐞 𝐓𝐡𝐞 𝐕𝐢𝐥𝐥𝐚𝐠𝐞𝐬 𝐈𝐬 𝐑𝐢𝐠𝐡𝐭 𝐟𝐨𝐫 𝐘𝐨𝐮 𝐘𝐞𝐭?

You can love your visit and still need time to experience everyday life here. From Florida summers to daily routines and community activities, living in The Villages is different from simply visiting.

Renting for a while can give you the chance to explore the lifestyle, find your rhythm, and feel more confident before making a major investment. Sometimes, taking your time is the smartest move.

📲 Thinking about moving to The Villages? Let’s talk through your options—without the pressure!

__________________________________________________

🏡 ¿𝐓𝐨𝐝𝐚𝐯í𝐚 𝐧𝐨 𝐬𝐚𝐛𝐞 𝐬𝐢 𝐓𝐡𝐞 𝐕𝐢𝐥𝐥𝐚𝐠𝐞𝐬 𝐞𝐬 𝐞𝐥 𝐥𝐮𝐠𝐚𝐫 𝐢𝐝𝐞𝐚𝐥 𝐩𝐚𝐫𝐚 𝐮𝐬𝐭𝐞𝐝?

Puede disfrutar mucho de una visita y aun así necesitar tiempo para conocer la vida cotidiana aquí. Desde los veranos de Florida hasta las rutinas diarias y las actividades comunitarias, vivir en The Villages es diferente a simplemente visitarlo.

Alquilar por un tiempo le permite explorar el estilo de vida, adaptarse a su ritmo y sentirse más seguro antes de hacer una inversión importante. A veces, tomarse su tiempo es la decisión más inteligente.

📲 ¿Está pensando en mudarse a The Villages? Hablemos de sus opciones, ¡sin presión!

🏡 Lili Whittington – Tu Realtor de Confianza en The Villages (Hablo Español) ✨



Liliana Whittington, MBA, Broker-Associate
Brokered by Soundings
Whittington Team
Cell: 954-235-4766
Email: [email protected]
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