The Core Resale Market
South of 466 is the phrase Villages buyers use to describe the mid-section of the community — villages built roughly between 2000 and 2012 in Sumter County, centered around Brownwood Paddock Square. This is where the majority of active resale inventory lives, and it is typically the first zone buyers evaluate when they enter the market at the $295K–$520K price range.
All south-of-466 villages share the same fundamentals: Sumter County property taxes, golf cart access to Brownwood Paddock Square, 2000s-era construction that is larger and more modern than north-of-466, and CDD bond balances that vary from $8K to $27K depending on the specific property. The bond due diligence requirement is non-negotiable in this zone — two comparable homes in the same village can carry $8,000 or $22,000 in remaining CDD. Always request the payoff statement.
All 12 Villages — Click Through for Full Guides
What Differentiates South-of-466 Villages from Each Other
Since all south-of-466 villages share county, town square access, and the same lifestyle fee, the differentiators that actually move buyers from one to another come down to: proximity to Brownwood (Santiago and Tamarind Grove lead here), golf course adjacency (St. James), lake views (Sunset Pointe), wooded setting (Pine Ridge), construction vintage (Summerhill and later), or resale inventory depth (Belvedere, Mallory Square, and Pennecamp typically have the most available listings).
| Priority | Best Village Options |
|---|---|
| Closest to Brownwood Square | Santiago, Tamarind Grove |
| Best resale inventory depth | Belvedere, Mallory Square, Pennecamp |
| Championship golf access | St. James |
| Lake views available | Sunset Pointe |
| Wooded / natural setting | Pine Ridge |
| Newest construction in zone | Summerhill, Hemingway |
| Best cart-path connectivity | DeSoto |
| Premium village reputation | Hemingway, Sanibel |
| Lower end of zone pricing | Tamarind Grove, Santiago |
Orlando metro: Median price $410,000 · Days on market 51 · March 2026