World’s Largest Retirement Community Taps Muni Market to Help Build More Homes

Core Insights - The Villages, the largest retirement community globally, is expanding with a nearly $130 million high-yield debt deal to finance over 2,800 new homes [1][2] Expansion Plans - The expansion is part of a two-decade strategy to leverage the aging American population and the appeal of resort-like living for Baby Boomers, with an expected 60% increase in residents to approximately 260,000 by 2045 [2] Financial Structure - The unrated bonds, sold through a local development district, carry high risk due to their association with senior living and real estate sectors, with investors advised to consider potential economic downturns and other risks [3] - The bond issue is insulated from many risks typical of new construction real estate deals, as it is adjacent to existing communities with proven demand [4] Community Features - The Villages spans 57,000 acres, featuring clusters of neighborhoods connected by golf-course paths, with amenities including 60 golf courses and over 3,000 social clubs, catering to adults aged 55 and older [5] Historical Context - Founded in the 1980s, The Villages has transformed from pasture and wetlands into a real estate empire, managed by a holding company owned by the founder's family [6] Investment Considerations - The average value of the new homes is estimated at $400,000, with existing homes ranging from $200,000 to over $1 million [8] - Previous bond issues have been successful, with a January issuance of nearly $260 million in taxable bonds backed by amenity fees, priced at a 5.2% yield [9] Market Dynamics - The new unrated bonds are secured by property fees from the new development, and familiarity with the Villages credit may drive demand if priced appropriately [10][11]