Single-Family or Villa in Province?
James Sanson | Real Broker | Licensed in Arizona
Updated October 2026
The choice is space and a private lot versus a smaller footprint with exterior upkeep handled. Single-family homes run about 1,300 to 3,200 square feet on their own lots, with the owner responsible for the exterior. Gemini villas run about 1,200 to 1,800 square feet with one shared wall, and the villa assessment covers exterior maintenance, roof repair and replacement, front-yard maintenance, and a blanket insurance policy. Both are one story, fee simple, and in the same association.
Side by side
| Single-family | Gemini villa | |
|---|---|---|
| Size | 1,300 to 3,200 sq ft | 1,200 to 1,800 sq ft |
| Bedrooms | two to four | two on nearly all |
| Lot (median) | about 6,700 sq ft, up to 18,000 | about 4,800 sq ft |
| Walls | detached | one shared wall |
| Garage | two, 2.5, or three-car, some golf-cart bays | two-car |
| Built | 2003 to build-out | 2004 to 2018 |
| Exterior and roof | owner's responsibility | covered by the villa assessment |
| Front yard | owner's responsibility | covered by the villa assessment |
| Insurance | one standard homeowner's policy | association blanket policy on structures, plus the owner's interior, contents, and liability policy |
| Casita option | select Engle plans | none |
| Waterfront | yes, larger share | yes, smaller share |
| Assessment | base | higher, bundling exterior, roof, front yard, and blanket policy |
| Entry price (closed sales) | higher on a total basis | lower on a total basis |
Ownership costs and what the assessment covers
Villa owners pay a higher assessment because it includes exterior maintenance of the unit, roof repair and replacement, front-yard maintenance, and a blanket insurance policy on the structures, on top of the community amenities every owner funds. Single-family owners pay the base assessment and handle their own roof, exterior, and yard, and carry their own full homeowner's policy. Whether the villa bundle is a bargain depends on the roof and exterior costs you would otherwise face, and on the current amounts, which come from the association at 520-568-5316. Insurance structure for villas should be confirmed with your insurance agent, since the association's blanket policy and the owner's policy each cover different things.
How the two insurance policies fit
Villa insurance confuses buyers because two policies overlap. The association carries a blanket policy on the villa structures, funded through the villa assessment, which typically covers the building shell as the governing documents define it. The owner still needs a policy for interior finishes, contents, and personal liability, and sometimes for the gap between the blanket coverage and full replacement. What each policy covers is set by the association documents and the insurer, so a villa buyer should hand both to an insurance agent before closing. Single-family owners carry one standard homeowner policy and do not deal with a blanket layer.
Living in each
Villas suit an owner who travels, who does not want yard or exterior work, or who wants the lowest entry price in Province, and who is comfortable with a shared wall and a smaller patio. Single-family homes suit an owner who wants the private yard, room for a casita or a third garage bay, or the larger waterfront lots, and who will handle or hire exterior upkeep. Both share the Village Center, pools, courts, lakes, and calendar.
Resale considerations
Villas have not been built since 2018, so the villa supply is fixed and turnover is steady. Single-family supply spans every era. In closed sales, villas price below single-family homes on a total basis, and both carry the lake premium on waterfront lots. Sellers of either product should lead with what the assessment covers, because buyers ask.
How to decide
Start with how much exterior responsibility you want and how much space you need, then look at the assessment difference and the lots available. The villa product is described on the Gemini twin homes, both products on builders and home types, and the search steps on start your Province search.
To start a Province search, call 520-838-8037 and ask for David Hoos or David Ruiz. David Ruiz works in Spanish and English. Calls, not texts. James Sanson | Real Broker | Licensed in Arizona.
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Frequently asked questions
What is the difference between a villa and a single-family home in Province?
Is a Province villa a condo?
Which costs more to own, a villa or a single-family home?
Can I get a casita in a villa?
Are villas still being built in Province?
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