How To Compare New Construction Communities In Davenport

Trying to compare new-construction communities in Davenport but everything starts to blur together? You are not alone. Between HOA vs CDD fees, short-term rental rules, and builder incentives, it is easy to miss what really affects your monthly cost and long-term value. In this guide, you will get a simple framework to line up options side by side, ask sharper questions, and avoid costly surprises. Let’s dive in.

Davenport new construction at a glance

Davenport offers three main community types that you will see on tours:

• Resort-style neighborhoods designed for short-term rentals, such as Solterra Resort.
• Large master-planned or golf communities focused on full-time residents, like Providence.
• Standard subdivisions by national builders with a mix of townhomes and single-family homes.

Resort communities often run on a Community Development District, or CDD, which funds big amenities and infrastructure. You can see how this works in the public materials for Solterra Resort’s CDD documents. By contrast, Providence promotes “low HOA, no CDD fees,” which can change your monthly cost profile if you prefer lower fixed assessments. Always verify claims by reviewing the official Providence community site and recorded documents.

National builders you may encounter include D.R. Horton, Pulte, KB Home, and Lennar. Each has different product lines, included features, and warranty structures. The key is to compare specific phases and plans within each community, not just the brand name.

HOA vs CDD: what you pay and why it matters

Understanding HOA and CDD is step one in a fair comparison.

• CDDs are special-purpose local units in Florida that finance and maintain infrastructure and amenities. CDD assessments are separate from HOA dues and property taxes. For background, review Florida’s CDD concept and then confirm the exact amount for the lot you want.
• HOAs handle covenants, common-area maintenance, and some amenities. Florida’s HOA disclosure standards are set under Chapter 720. Always request the full CC&Rs, rules and regulations, the current budget, and recent meeting minutes.

A real example helps. Solterra Resort’s published FY 2025–2026 schedule shows annual CDD assessments ranging roughly from the low $3,000s to about $4,600 per year depending on lot and assessment area. You can view the line-by-line details in the Solterra Resort CDD Assessment Schedule. By contrast, Providence markets no CDD, so your recurring costs there may be limited to HOA dues and local taxes. Confirm HOA obligations under Florida Chapter 720 via the Florida HOA statute.

Short-term rental rules and taxes

If you want flexibility for nightly or weekly rentals, do not assume every community allows it. Resort-style master plans often do, while many residential HOAs set a minimum lease term or ban short stays. You must check the recorded CC&Rs and any community rental policy for the phase you are buying in.

Polk County also imposes a Tourist Development Tax of 5 percent on transient rental revenue, collected in addition to Florida state taxes. Review registration and remittance on the Polk County Tax Collector’s TDT page. If a community allows rentals, check for guest registration rules and how amenity access works for renters in the HOA or CDD documents. You can see how amenities are managed and governed in resources like Solterra’s public documents.

Taxes, insurance, and flood checks

Your first-year property tax can change after a new purchase or a change in assessed value. Use the Polk County Property Appraiser to review parcel data, taxing districts, and to estimate taxes. Always confirm the specific lot before you write a contract.

Insurance costs vary by coverage level and risk. Check FEMA mapping for any floodplain status or Special Flood Hazard Areas. You can start with the FEMA Flood Map Service Center and then discuss coverage and premiums with your insurance pro. Flood or hurricane endorsements can materially change monthly carrying costs.

Builder reputation and warranties

Not all new builds are equal. When you compare builders, look at:

• Local track record and completed communities you can walk.
• What is actually included at base price versus optional upgrades.
• Warranty structure and claims process.
• Customer service benchmarks.

Many new-home warranty programs follow a common 1-2-10 pattern: one year for workmanship, two years for major systems, and ten years for structural coverage. Learn how that works from 2-10 Home Buyers Warranty, then read the exact builder document for the home you want. Industry reporting tied to J.D. Power shows that buyer satisfaction heavily depends on customer service and warranty handling. You can see a summary in this Builder Online article. Comparing service across builders can protect your post-closing experience.

Lot, floor plan, and amenities that drive value

Two homes with the same square footage can perform very differently at resale. Focus on:

• Lot size and orientation. Rear water, conservation, or golf views can lift resale appeal. Confirm setbacks, easements, and any build-to lines on the recorded plat.
• Bedroom and bath count. In resort areas, more bedrooms can improve short-term rental yield, but they may sit on smaller lots.
• Amenity type and ownership. Who runs the amenities and who pays for them matters. Some are operated by a CDD and others by the HOA. Review meeting minutes and budgets for clarity in resources such as Solterra’s posted documents.

Davenport comparison checklist

Use this quick list to evaluate any new-construction community in Davenport side by side. Save a copy and bring it to every model tour.

• Governance and recurring charges

  • Is there a CDD? Request the current assessment schedule and district budget. Confirm the exact annual amount for your lot using the Solterra CDD assessment example as a template for what to review.
  • HOA dues and services included. Ask for the HOA budget, reserve plan, recent special assessments, and a sample invoice.
  • Who pays for what. Clarify whether lawn care, internet, trash, security, and pool care are included.

• Builder and construction quality

  • Builder name, years active locally, and completed phases you can visit.
  • Warranty coverage. Is it a 1-2-10 structure or a variant, and is it insurance-backed? See the 2-10 HBW overview.
  • Service track record and complaint trends. Review industry satisfaction summaries like Builder Online’s report and local consumer feedback.

• Lot and home product

  • Lot size, orientation, and rear view. Note any premium.
  • Included features vs. upgrades. Request a line-item price list for options.

• Amenities and rental rules

  • Amenity map, gate access, and whether amenities are owners-only.
  • Rental rules at the HOA, CDD, and city/county level. Minimum stay and guest registration.

• Running costs and taxes

  • Add HOA + CDD + estimated property taxes + insurance.
  • If renting short-term, include state sales tax and the county’s 5 percent TDT. See the Polk County TDT guidance.

• Resale and demand factors

  • Access to I-4 and area attractions, proximity to retail, and commute patterns.
  • Neutral school assignment considerations and local search filters.
  • Whether the community targets full-time residents or investors, which shapes your future buyer pool.

Smart questions to ask sales reps

Bring this list to each model home. You will get faster, clearer answers.

• What is included in the base price? Show the standard features list and the full upgrade price sheet.
• Who is the preferred lender and title company, and are incentives priced in? It is smart to shop your own lender. For strategy context, see this overview on choosing a builder and understanding incentives.
• Can I see the full warranty document and claims process? Is coverage insurance-backed, such as through 2-10 HBW?
• Is this lot in a CDD assessment area? Provide the series and exact annual amount.
• Please share the CC&Rs, HOA rules, budget, and most recent meeting minutes. Are rentals allowed, and what is the minimum lease length?
• For investors: Are short-term rentals permitted in this phase? How are guests registered and how do they access amenities?

Where your agent makes a difference

On-site reps work for the builder. A buyer’s agent represents you. That means negotiating upgrades and contract terms, reviewing builder documents, and coordinating inspections. For a quick overview of representation, see this explanation of why a buyer’s agent matters in new construction from Weekand.

Experienced local agents also know when builders are motivated and which incentives are truly valuable. Since post-sale satisfaction is closely linked to customer service and warranty handling, as highlighted in this industry summary, your agent can push for clarity on service timelines, walkthrough standards, and punch-list handling.

Due diligence is another win. Your agent can pull CC&Rs, HOA and CDD budgets, the recorded plat, and flood status before you commit. They can also schedule independent inspections at key stages, which remains important even with a builder warranty.

Next steps

Here is a simple plan to choose your Davenport new-build with confidence:

1. Collect documents for each community: CC&Rs and rules, HOA budget and reserves, CDD budget and assessment schedule, builder warranty, recorded plat, and recent meeting minutes. Start with public sources like Solterra’s CDD documents.
2. Estimate carrying costs with local tools. Use the Polk County Property Appraiser for parcel data and tax estimates, and the FEMA Flood Map Service Center to check flood status.
3. If you plan to rent short-term, review community rental rules and register for county taxes per the Polk County TDT guidance. Model your income with conservative occupancy and rate assumptions.
4. Compare builders on inclusions, warranty terms, and customer service expectations. Use the checklist above to drive your model home conversations.
5. Tour with a local buyer’s agent who can organize documents, negotiate upgrades and credits, and coordinate inspections.

Ready to compare communities side by side or set up a focused tour list? Connect with The Acevedo Team for bilingual, neighborhood-level guidance tailored to your goals. Hablamos español.

FAQs

What is a CDD and how does it affect my payment in Davenport?

• A CDD is a special district that funds infrastructure and amenities, and it adds a separate annual assessment on top of HOA dues and property taxes; review the lot-specific schedule before you buy.

Are short-term rentals allowed in all new Davenport communities?

• No; many residential HOAs restrict short stays while resort-style communities may allow them, so you must read the CC&Rs and rental rules for the phase you are buying.

How much are CDD fees at Solterra Resort?

• The published FY 2025–2026 schedule shows totals roughly in the low $3,000s to about $4,600 per year depending on the assessment area and lot; confirm the exact amount for your parcel in the schedule.

How do I estimate property taxes for a new build in Polk County?

• Use the Polk County Property Appraiser to check parcel data and estimate taxes, keeping in mind that reassessment after purchase can change your first bill.

What should I look for in a new-home warranty?

• Look for clear coverage terms that often follow a 1-2-10 structure for workmanship, systems, and structural items, and confirm whether the warranty is insurance-backed and how to submit claims.