Platted, addressed, first building standing. Not yet priced.

Tillman Villas: 160 new townhomes coming to Wildwood, Florida

Tillman Villas is a townhome community on the west side of Wildwood, in Sumter County, and it is at the stage most buyers never get to see. The final plat is recorded. The county has assigned an address to every one of the 160 homesites. The first building is standing at the north end of Rose Valley Way. And yet there is no price list, no sales office at the community, and not one home here has ever appeared on the MLS.

That gap is the reason this page exists. Everything below is drawn from the public record and from what the builder itself has released, with the things we could not confirm named as exactly that rather than quietly dropped. If you are watching this corner of Wildwood and you would rather hear about pricing the week it is set than find out a month later, the list at the bottom of this page is how that happens.

Get notified when pricing and plans are released for Tillman Villas.

What is on record, and what has not been released

It is worth separating the two, because new construction marketing tends to blur them. Here is where the paperwork actually stands.

On record

• A final plat is recorded with Sumter County, creating 160 numbered townhome lots plus nine common tracts and the community street network.
• The community roads and the common tracts were deeded to the Tillman Villas homeowners association at platting, and the streets are flagged as not county maintained.
• Addresses are assigned to all 160 homesites across two streets, Rose Valley Way and River Birch Court. Address assignment is one of the sharpest timing signals in Florida new construction, because it normally happens immediately before building permits are pulled.
• A stormwater and site work permit for the subdivision sits with the regional water management district under the builder's own name.
• The first building has an actual year built of 2026 on the county roll, with one structure recorded across four contiguous homesites at the north end of Rose Valley Way. In townhome communities that first building is usually the model, not inventory.
• Every one of the 160 lots is still held by the builder on the current county roll. There have been no conveyances to individual buyers.

Not released

• Pricing, of any kind, for any plan.
• A sales office or model hours at the community.
• Which of the three announced plans goes on which homesite.
• Homeowners association dues, the association budget, or a reserve study.
• Whether a community development district applies here. See below, because this one matters.
• A delivery schedule or a phasing plan.

Three townhome plans have been announced for Tillman Villas, in a range of roughly 1,088 to 1,275 square feet. No prices have been attached to them. We will not publish a figure that has not been released, and we will not reprint one from an aggregator, because aggregator pricing for unlaunched communities is routinely stale or invented.

The site itself: two streets, and what that tells you

Tillman Villas occupies roughly twenty acres inside the Wildwood city limits, west of US 301 and near the County Road 209 and County Road 462 area. For a community of 160 homes that is a compact footprint, which is the whole point of attached product: more homes per acre, a smaller yard, a lower entry price than the detached houses going up around it.

There are only two streets. Rose Valley Way carries the larger share of the homes and runs the length of the community. River Birch Court is the shorter of the two. If you are driving the area and want to see the ground before anyone is selling on it, those are the names to look for, and they are specific enough that you will not confuse the site with anything else nearby once you are standing on it.

One structural fact about this plat is worth knowing before you fall in love with a homesite. A little over half of the total acreage is not homesites at all. It is common tracts owned by the association, plus about three and a half acres of association owned private roads. That ratio is normal for townhome product and it is not a defect. But it does mean the association owns a great deal of pavement, drainage and open space relative to the number of homes paying for it, and that leads directly to the next section.

The cost nobody brings up: the association owns the streets

In most new subdivisions in Florida, the developer eventually turns the streets over to the county or the city, and from then on repaving is a public cost. That did not happen here. The plat deeded the roads to the Tillman Villas homeowners association, and the county record flags them as not county maintained.

In practice this means the association is responsible for resurfacing roughly three and a half acres of asphalt on its own schedule, forever. Asphalt in central Florida has a real service life measured in a couple of decades, and the bill arrives either as a reserve contribution built into your monthly dues from day one or as a special assessment later, when the pavement fails and the reserve is short. Communities that chose the second route are the ones you read about.

So when dues are eventually published for Tillman Villas, the number by itself will not tell you much. The questions that matter are whether the budget funds a paving reserve at all, what reserve study it is based on, and whether the developer has waived reserves during the period it still controls the association, which is both common and legal. Ask for the budget and the reserve schedule in writing, not for the monthly figure. If you want a second set of eyes on those documents when they exist, that is exactly the kind of thing we can arrange through a local agent.

The same logic applies to the drainage and the common tracts. Nine tracts and a stormwater system are a meaningful maintenance obligation for 160 households. None of this makes Tillman Villas a bad buy. It makes it a buy you should go into with the budget in your hand.

Where this actually is

Wildwood sits at the junction of two of the most useful roads in the middle of the state. Interstate 75 runs north and south past the city, and Florida's Turnpike begins its run toward Orlando at Exit 304 just outside it. For a buyer who commutes or travels, that combination is the practical argument for living here rather than further into the interior: you can reach Ocala, Leesburg, Tampa and the Orlando metro without first fighting your way out to a highway.

Wildwood is also the southern gateway to The Villages, the enormous master planned community that has reshaped this part of Sumter County over the last two decades. That matters to a townhome buyer in two ways, and they pull in opposite directions. The upside is infrastructure that a city of Wildwood's historic size would never have built on its own: medical offices, shopping, restaurants and services sized for a far larger population, much of it a short drive away. The complication is that a great deal of the housing stock and much of the retail in the immediate area is aimed at a retirement market, and Tillman Villas is not an age restricted community.

Growth here is not a forecast, it is already happening. Wildwood has been ranked the fastest growing place in the United States in recent national rankings, with a population in the mid thirty thousands and a net migration rate that no normal housing market produces. Drive the roads around US 301 and you can see it in the number of subdivisions under construction at once. For a buyer, fast growth cuts both ways: it supports values and brings amenities, and it also means construction traffic, school capacity pressure and roads that are being widened while you live on them.

We are not going to publish drive times to specific destinations, because the only honest figures we have are straight line distances and a straight line is not a drive. Pull up the two street names on a map and judge the commute yourself against where you actually need to be.

Tillman Villas is not Tillman Oaks

This deserves its own section, because the confusion is baked into the public data and it will follow you around while you shop.

Tillman Oaks is a separate community. Different builder, different streets, detached single family homes rather than townhomes, roughly 201 homesites on a much larger parcel, and crucially it is already selling from an open sales center. Tillman Villas is the 160 home townhome community on Rose Valley Way and River Birch Court.

The county road layer actually attributes both of the Tillman Villas streets to Tillman Oaks, which is a data error rather than a fact about the ground, and the parcel record is the authoritative one. But it means map pins, some listing feeds and plenty of search results will mix the two. When you are reading anything about either community, check the street name first. Rose Valley Way and River Birch Court are Tillman Villas. If you are looking at detached houses with prices on them, you are looking at the other community.

Both names also appear in the records and in local usage in a handful of variants, including the community name with and without the city attached, and the builder's name prefixed to it. They all point at the same 160 lot townhome plat.

Flood mapping, stated precisely

Most of this site is mapped outside the special flood hazard area, in the category FEMA treats as minimal hazard. That is the good news and it covers the majority of the homesites.

It is not the whole site. A portion of the community at one end of River Birch Court, amounting to a handful of homesites, together with three of the association common tracts, is mapped inside the special flood hazard area, in a category that carries no published base flood elevation. Mapping in this area is also affected by a federal letter of map change, and we could not establish its precise scope.

What that means for you in practice: flood insurance requirements and cost here are a homesite level question, not a community level one, and the answer can differ between two homes on the same street. Before you commit to a specific address, have a flood determination pulled for that address and get the elevation certificate if one exists. This is cheap to check and expensive to assume.

Insurance, taxes and the things that decide affordability

Florida homeowners insurance is the line item that has surprised more out of state buyers than any other over the last few years, so here is the genuinely useful fact about this location: Sumter County is the cheapest county in Florida for homeowners insurance. In the most recent state regulator report, with data as of the first quarter of 2026, the average annual premium including wind coverage in Sumter County was about 2,105 dollars, against roughly 1,352 dollars when wind is excluded. The most expensive county in the state ran several times that.

Two caveats on that figure. It is a county average across all housing stock, not a quote on a new townhome, and new construction usually prices better than the average because of current building code and a new roof. And attached product is insured differently from detached: depending on how the association's policy is written, parts of the structure may be covered by a master policy funded through your dues rather than by your own policy. Read the two together or you will either double insure or leave a gap.

On property taxes, the ad valorem picture at this address is a county levy of about 9.82 mills plus a city of Wildwood levy of about 2.83 mills, which is roughly 12.65 mills in certified rates for 2026. We are deliberately not publishing a single all in rate, because fire service in this area appears one way in the appraiser's records and another in the tax collector's, and we could not reconcile the two. Treat the figures above as the ad valorem base and ask for the actual tax estimate for the specific homesite.

If this will be your permanent residence, Florida's homestead exemption is the largest single break available to you, and the additional exemption band is set statewide by Florida law rather than by any county, which for 2026 brings the combined figure to 51,411 dollars of assessed value. Homestead also brings the assessment cap that limits how fast your taxable value can rise once you are in the home, which over a long hold is worth more than the exemption itself.

The district question we will not answer with a guess

In much of Florida, a new community sits inside a community development district, and the district's bonds are repaid through an annual assessment on your tax bill that can run well into four figures and continue for decades. It is the difference between two otherwise identical homes being affordable or not.

For Tillman Villas we could not establish whether a district applies, and we are telling you that instead of picking the answer that reads better. No district under this name appears in the records we can reach, and none is named on the county list we checked. But that same list is known to omit several districts that genuinely do exist in Sumter County, and the state level registry that would settle it refused our requests. A district assessment is also charged as a non ad valorem line, which means it can never be detected from a property's ad valorem tax code, so the usual shortcut is structurally incapable of answering the question.

So: treat it as open. When pricing is released, ask in writing whether the community carries a district assessment, what the annual amount is, how many years remain, and whether there is a payoff option. If the answer is no, you have lost nothing by asking. If the answer is yes, you have just learned the most important number about the home.

Schools serving this address

Tillman Villas is served by Sumter County Schools, and the district runs an unusual structure that catches newcomers out. Rather than the familiar elementary, middle and high school split, the Wildwood schools run as Wildwood Elementary for kindergarten through third grade, Wildwood Intermediate for fourth through sixth, and a combined Wildwood Middle High School campus for seventh through twelfth. A child in this community can therefore expect to change campuses more often in the early years and less often later than they would in most districts.

We could not find a parcel level attendance zone map for Sumter County, so treat the schools above as the schools serving the Wildwood area rather than a guaranteed assignment for a specific homesite. In a county growing this fast, attendance zones get redrawn, and a boundary that holds today may not hold when your child starts. If school assignment is a deciding factor for you, confirm it with the district against the exact address before you sign anything.

Buying a townhome at this stage, with someone on your side

A pre launch community is bought differently from a resale house, and the differences are where people lose money.

You will be signing a builder's contract, not the standard form a resale transaction uses. Those contracts are written by the builder's lawyers and they generally give the builder latitude on delivery dates, on substituting materials and finishes, and on how and when your deposit is at risk. They also frequently tie an incentive to using the builder's own lender or title company. None of that is unusual or improper, but it is worth reading line by line before it is signed rather than after.

The second thing to know is about timing, because it is the one that costs people the most. On new construction the builder has already budgeted for a buyer's agent whether you bring one or not, so having your own representation generally costs you nothing. But you usually have to be represented from your very first visit or first registration on the builder's site. Walk into a sales center alone, give your details, and the builder may decline to recognise anyone you bring later. If you think you might want your own agent at any point in this purchase, the moment to sort it out is before you make contact, which at Tillman Villas means now, while there is no sales center to walk into.

Third, get the association documents and the district answer before your inspection period closes, not after. In attached product the governing documents decide what you own, what the association insures, what you may change about the exterior, and how rentals are restricted. On a townhome, rental restrictions in particular can change your options years later.

Finally, use an inspector even on a brand new home. New construction in a fast building market produces defect lists like any other, and the warranty claim you make in the first year is far easier to win than the one you make in the third.

What we are watching next

For a community at this exact stage, the next public signals are predictable, and they are what will trigger the update to this page and the note to the list. A price release or a plan sheet with figures attached. A sales office opening or model hours being posted. The first conveyance of a lot from the builder to an individual buyer. The first MLS listing inside the plat. Any one of those moves Tillman Villas out of the window this page covers and into an ordinary, well covered, competitive search result.

We will also update this page if the flood letter of map change turns out to alter the mapping, if the district question is answered either way, or if the association budget and dues are published. Those are the three open items that would most change what a buyer here should expect to pay.

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Common questions about Tillman Villas

How this works, and who we are

Subdiview is operated from Illinois and the broker behind it is licensed in Illinois, not in Florida. We are not a Florida brokerage and we are not your agent. What we do for a Florida community like this one is research it properly, publish what the record actually says, and refer you to a licensed Florida real estate professional who can represent you in the transaction. We are compensated by that professional's brokerage, not by you.

We are not affiliated with LGI Homes, with the Tillman Villas homeowners association, or with any government body named on this page. LGI Homes is named here because it is the builder of record in the public filings and the owner of every lot in the community on the current county roll, and nothing on this page should be read as a statement on its behalf or as information released by it.

Everything here is drawn from public records and from material the builder has itself released, and we have said plainly where a record could not be reached or a fact could not be established. We did not search civil court dockets for this community and we make no representation about litigation, liens or financing instruments affecting it. Dates and delivery expectations are targets and they change. Figures carry the date they were current as of, and prices and tax rates move. Verify anything that will decide your purchase against the primary record for the specific address before you rely on it.