Hemingway

Independent Assessment

Hemingway's Sumter County jurisdiction, roughly 2008 construction start, and premium south-of-466 positioning are all well corroborated across independent sources. The one area of real caution is the CDD bond: one source describes a wide possible range of $20,000 to $100,000 depending on the specific property, a much wider spread than the roughly $14,000–$26,000 range cited elsewhere. Given the size of that gap, buyers should treat any bond figure as unconfirmed until they see a CDD payoff statement for the specific home.

Who May Find This Community Appealing

Buyers who specifically want one of the more established, premium-reputation villages in the south-of-466 resale market — with a track record of comparatively fast absorption of available inventory — and who are prepared to verify a CDD bond balance that could fall anywhere in a genuinely wide range, are a good fit for Hemingway.

Homes, Builders & Development History

Hemingway construction began around 2008 within Sumter County's CDD District 7, alongside Bonita, Duval, and Hadley. The village offers Courtyard Villas, Patio Villas, and Designer Homes, built using both block and wood-frame construction methods, with a typical two- to three-bedroom mix along quiet residential streets. All current sales activity is resale.

Current Pricing & Market Positioning

One secondary source reports Hemingway home prices ranging from the low $300,000s to the mid $500,000s, noting that this figure often does not include the separate CDD bond, which can add substantially to a buyer's total cost. A separate estimate cites a similar $340,000–$505,000 range. The two figures are broadly consistent, lending some confidence to this range, though buyers should still pull current comparable sales.

New Construction vs. Resale Considerations

Hemingway is resale-only. Given its roughly 2008 construction date and mix of block and wood-frame building methods, buyers should get a full home inspection and specifically ask which construction type applies to a given home, since this can affect maintenance and insurance considerations.

Taxes, Insurance & Special Assessments

Hemingway homes are subject to Sumter County ad valorem property tax; buyers should confirm the current millage rate and a specific home's assessed value with the Sumter County Property Appraiser. The separate CDD bond assessment — reported anywhere from roughly $20,000 to $100,000 depending on the property, an unusually wide range — appears as a non-ad valorem line item on the same annual tax bill and must be confirmed per home rather than estimated.

Golf

Hemingway residents have cart-path access to the nine-hole Roosevelt Executive Golf Course and the 27-hole Havana Country Club, in addition to systemwide walking access to all of The Villages' 45-plus executive courses included in the monthly amenity fee.

Community Layout & Lifestyle

Hemingway is regularly cited in resident forums and by local agents as one of the more desirable villages in the south-of-466 resale market, a reputation that shows up in both its premium pricing and its comparatively fast historical absorption of available listings relative to some neighboring villages.

Shopping, Healthcare & Airport Access

Hemingway sits south of County Road 466 in Sumter County (zip 32162), with cart-path access to Brownwood Paddock Square as its nearest town square.

Age Qualification & Material Ownership Restrictions

The Villages as a whole — including Hemingway — operates under the federal Housing for Older Persons Act (HOPA): at least one resident per household must be 55 or older, no permanent resident may be under 19, and visitors under 18 are limited to 30 days per calendar year under the community's 80/20 occupancy rule. Multiple sources describing Hemingway specifically confirm this same framework applies.

Tradeoffs & Limitations

Hemingway's CDD bond balance carries unusually wide uncertainty — one source's cited range ($20,000–$100,000) is far broader than typical for a single village, which likely reflects genuine property-to-property variation rather than a reporting error, but it also means buyers cannot safely estimate this cost without a specific payoff statement. The village is resale-only and sits at a premium price point within its south-of-466 peer group.

Comparison With Nearby Communities

Within CDD District 7 and the broader south-of-466 resale market, Hemingway is most often compared with Duval, DeSoto, and Belvedere; its premium reputation and comparatively strong resale demand are its clearest differentiators. Buyers seeking a lower entry price point within the same general area should compare Hemingway against Duval or the community's older, north-side villages instead.

Current Listings

A connected local agent can provide current available homes in Hemingway, recent comparable sales, and a specific property's CDD bond balance.

Why does Hemingway have a reputation as a premium village?

Multiple independent sources describe Hemingway as one of the more desirable villages in the south-of-466 resale market, citing home quality, community feel, and comparatively strong resale demand — a reputation reflected in its above-average pricing for the area.

What county is Hemingway in?

Sumter County (zip 32162), within CDD District 7.

How much is the CDD bond in Hemingway?

This varies unusually widely by property — one source cites a range as broad as $20,000 to $100,000. Always request the CDD bond payoff statement for the specific home rather than relying on a general range.

Is Hemingway still building new homes?

No. Hemingway's construction began around 2008 and all current sales activity is resale.