| Community | HOA | CDD / yr | Lodging tax | Entry prices | Watch for |
|---|---|---|---|---|---|
| ChampionsGate ChampionsGate · Osceola | ≈$545–$605 / month | $1,300–$2,800 / year | 13.5% | ≈$360K → $1M+ | Three separate dues bills; STR only in The Retreat |
| Reunion Resort Reunion · Osceola | $395–$1,130 / month by neighborhood | ≈$2,000–$3,400 / year | 13.5% | Condos $310K → estates $15M | Membership attaches to the HOME and can never be added later |
| Storey Lake Kissimmee · Osceola | ≈$401 townhome / $430 single-family / $540+ condo | Contested — $1,428–$2,282 widely cited | 13.5% | Condos $218K → homes $1.1M | STR in resort sections only — not Reflections; CDD contested |
| Solterra Resort Davenport · Polk | ≈$258 / month (single-family) | $3,697–$4,630 / year | 12% | TH median $374K / SF median $502K | Highest CDD in the corridor — $3,697–$4,630/yr, roughly doubled since 2020 |
| Windsor Hills Kissimmee · Osceola | ≈$542–$727 / month | None | 13.5% | Condos $275K → homes $750K | No CDD at all; older stock, so budget roof and AC |
| Solara Resort Kissimmee · Osceola | ≈$503–$663 / month | ≈$1,100–$1,500 / year | 13.5% | TH from $390K / SF avg $726K | Many sites wrongly say no CDD — there is one; heavy resale inventory |
| Windsor Island Resort Davenport · Polk | ≈$550–$600 / month | $1,227–$2,374 / year | 12% | $420K → $989K | Dues ~40% above presale estimates; 120-day guest-stay cap |
| Encore Resort at Reunion Kissimmee · Osceola | ≈$975–$994 / month | $2,681–$3,314 / year | 13.5% | $400Ks → $1.5M | Water-park access locked to on-programme management |
| Windsor at Westside Kissimmee · Osceola | Not published — MLS shows up to ≈$722 / month | $1,922–$2,910 / year | 13.5% | TH $399K → SF $749K | HOA not published; CDD O&M jumped ~65% in FY2025 |
| Windsor Cay Clermont · Lake | ≈$475–$600 / month | $1,275–$2,599 / year | 11% | New from $523K → $1.6M | Lightest compliance in the corridor; $3,000 capital contribution |
| Emerald Island Kissimmee · Osceola | ≈$340–$495 / month (3-tier) | None | 13.5% | TH $210K → homes $675K | Townhome dues include roof + hazard/flood insurance; $3,000 buy-in |
| Paradise Palms Kissimmee · Osceola | ≈$682–$805 / month | None | 13.5% | $310K → $549K | Dues rising ~20%/yr with an active owner petition |
| Windsor Palms Kissimmee · Osceola | ≈$354–$367 / month | None | 13.5% | Condos $205K → homes $595K | 3-night minimum stay; no on-site rental desk |
| Regal Palms Davenport · Polk | ≈$600–$1,429 / month | None | 12% | $165K → $365K · avg sold ≈$249K | $20/night guest resort fee — disclose it in the listing |
| Bahama Bay Resort Davenport · Polk | $575–$875 / month | None | 12% | 2BR $160–210K · 3BR $185–265K | Clubhouse and restaurant separately owned — verify guest access |
Every figure is dated and sourced on the community’s own page, and anything that could not be confirmed from a primary source is flagged there rather than quietly presented as fact. Confirm dues, district assessments and the leasing article for any specific address before you rely on them.
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The district assessment, because it is not an HOA fee, is often missing from the listing, and runs from nothing to $4,600 a year. The leasing article, because a community that permits nightly rental in one section frequently forbids it in another. And the reassessed tax, because Florida bills on your purchase price, not the seller’s homesteaded one.
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