10+
Communities Compared
$185–$859
Monthly Range
3
With $0 CDD
Every investor shopping for a vacation rental near Disney asks the same question: how much are HOA fees in Davenport Florida resort communities? The answer is rarely what the listing shows. Between stacked HOA structures, CDD fees Davenport Florida buyers don’t expect, and county tax differences, the real vacation rental carrying costs in Florida run $200 to $400 more per month than Zillow shows. Here’s the actual data from the communities we cover through our Davenport property management operations.
Why the Marketed HOA Number Is Usually Wrong
Several Davenport resort community fees are split across two or three layers. A master HOA covers shared infrastructure. A sub-association covers your specific neighborhood. Some communities stack a resort or club fee on top.
Storey Lake is the clearest example. Listings show a $304/month master HOA. The actual combined cost is $564/month once the sub-association adds its $259/month. That’s $3,120 per year more than the marketed number.
ChampionsGate HOA fees follow the same pattern: three layers totaling $545 to $622 per month in The Retreat. The Country Club side charges $877 to $882 and does not allow short-term rentals.
If a listing shows one HOA number, ask for the estoppel letter. It shows every layer.
2027 HOA and CDD Fees by Community
Here’s what investors actually pay each month across the best Davenport neighborhoods for Airbnb and nearby Kissimmee communities. All figures are for single-family homes.
| Community | County | Monthly HOA | Annual CDD | Monthly Total |
|---|---|---|---|---|
| Windsor Hills | Osceola | ~$543 | $0 | ~$543 |
| Solterra Resort | Polk | ~$211 | $4,158 | ~$558 |
| Solara Resort | Osceola | ~$693 | $0–$1,500 | ~$693–$818 |
| Paradise Palms | Osceola | ~$653 | ~$537 | ~$698 |
| Regal Palms | Polk | ~$706 | $0 | ~$706 |
| Storey Lake | Osceola | ~$564 | ~$2,145 | ~$743 |
| ChampionsGate (Retreat) | Osceola | ~$584 | ~$2,100 | ~$759 |
| Windsor at Westside | Osceola | ~$560 | $2,910 | ~$803 |
| Windsor Island | Polk | ~$692 | ~$2,000 | ~$859 |
| Aviana Resort | Polk | ~$185 | $0 | ~$185 |
Reunion Resort excluded. Reunion Resort HOA fees start at $395/month but require a $15,000 club initiation plus $500 to $925/month in dues.
Solterra Resort HOA fees look low at $211/month, but the CDD adds $347/month. Windsor Hills HOA fees are higher at $543/month, but with zero CDD, the total vacation rental carrying costs in Florida are actually lower. Always compare the total, not the HOA line alone.
Communities With No CDD Fees in Davenport FL
Three communities carry $0 CDD assessments:
- Windsor Hills (Osceola): Windsor Hills HOA fees of $543/month cover everything without a separate CDD line. One of the oldest STR communities in the area.
- Regal Palms (Polk): Confirmed $0 CDD via Polk County records. Built 2003 to 2007. The higher $706/month HOA reflects aging amenities.
- Aviana Resort (Polk): Reported $0 CDD. Verify against the parcel’s Polk County tax bill before closing. We don’t manage in this community, so confirm fees directly with the HOA.
Which Davenport FL communities have no CDD fees matters because CDDs are not fixed. They increase.
CDD Fee Trends That Should Worry You
CDD fees Davenport Florida investors pay have two parts: bond debt (fixed, repays infrastructure loans) and operations and maintenance (variable, rises annually).
Solterra Resort HOA fees are one thing, but the Solterra CDD is where the cost moves. O&M jumped 15.5% in a single year, from $2,713 to $3,134 per unit in FY2025-2026, per the official CDD assessment schedule. That added $421 per unit per year while debt service stayed flat.
Windsor at Westside’s CDD operations costs rose 65% in FY2025, driven by irrigation water costs that jumped from $150,000 to $406,000. Are HOA fees going up in Davenport FL resort communities? Yes. Windsor Hills master dues increased 14% from 2023 to 2025. Budget 3% to 5% annual increases across all Davenport resort community fees.
Polk County vs Osceola County: The Tax Gap
The community’s county affects your bottom line. Polk County and Osceola County have different STR regulations, and the tax rates diverge too.
| Polk County | Osceola County | |
|---|---|---|
| State sales tax | 6.0% | 6.0% |
| County surtax | 1.0% | 1.5% |
| Tourist Development Tax | 5.0% | 6.0% |
| Total guest tax | 12.0% | 13.5% |
On a property booking 300 nights at $200/night, that 1.5% gap equals $900 per year in additional vacation rental taxes. Airbnb collects Polk County’s TDT automatically. Neither Airbnb nor Vrbo collects Osceola County’s 6% TDT, so investors there must self-remit monthly.
Hidden Costs Beyond HOA and CDD
A few line items that add to the real cost to run a short-term rental but never appear in Davenport resort community fees comparisons:
- Reunion Resort club membership: $15,000 initiation plus $500 to $925/month in dues.
- Regal Palms guest amenity fee: $20 per townhome per night plus tax, paid at the front desk.
- Windsor Island: No USPS mail delivery. Guests must be pre-registered in Proptia or turned away at the gate.
- Insurance: Citizens Property Insurance won’t cover short-term rentals. STR inland policies run $3,000 to $6,000 per year.
Before closing, pull the parcel’s county tax bill from the Polk County Tax Collector, request the HOA estoppel letter, and review the vacation rental due diligence checklist. We manage over 100 vacation rentals across these communities. For actual ChampionsGate rental income and expenses or a carrying cost breakdown, reach out to our team.
FAQ: HOA Fees in Davenport FL Resort Communities
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