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Aerial view of a Davenport resort community

Polk County

Bahama Bay, where the dues include almost everything and the entry is low.

No district assessment, dues that cover cable, internet, water and trash, and two-bed condos starting around $160,000. The catch is that the clubhouse and restaurant are separately owned.

The numbers, with where each one came from
HOA dues$575–$875 / monthIncludes cable, internet, water and trash — so the headline figure is less comparable to other communities than it looks.Association schedule, via VHG Resort Cost Index · verified Aug 2026
CDD assessmentNoneNo district assessment on the tax bill.County tax roll, via VHG Resort Cost Index · verified Aug 2026
Minimum lease termNo community-wide minimum foundUnconfirmed — verify with the associationPublic sources, via VHG community research · verified Aug 2026
Short-term rental positionPermitted — built for itPolk County zoning + association documents · verified Aug 2026
Combined lodging tax12% combinedPolk County Tax Collector + Florida DOR · verified Aug 2026
Nightly rate (market proxy)$100–$150+ / nightUnconfirmed — verify with the associationRoughly $106–$126 in low season, climbing through peak weeks. Ignore the $239–$291 blended “Davenport ADR” — it does not describe condos.Listed nightly base rates for 2–3BR condos · 2026
Occupancy (market proxy)40–55%Unconfirmed — verify with the associationDavenport market range across providers, TTM · mid-2026

Bahama Bay is the low-entry end of the corridor — two-bedroom condos from roughly $160,000 — with all-inclusive dues covering cable, internet, water and trash, and no district assessment at all. For a buyer whose constraint is capital rather than yield, that combination is genuinely hard to find nearby.

The thing to check before you buy is amenity access. The clubhouse and restaurant are separately owned from the association, which means guest access is not automatic in the way it is at a purpose-built resort. If you intend to self-manage rather than use an on-site program, confirm exactly what your guests are entitled to use before you write it into a listing.

Figures are current as of the dates shown and change. Confirm the dues schedule, what they include, and guest amenity access with the association before you rely on them. Rate and occupancy are market-level proxies.

Homes for sale

What’s available in Bahama Bay Resort right now

Live MLS inventory for this community is being wired in. Until it is, I will just send it to you — the current listings, what each one really carries per month once dues and the district assessment are in, and the ones I would skip.

Send me what’s available → See my current listings

Run it yourself

Bahama Bay Resort’s numbers, in the calculator

The short-term rental calculator opens preloaded with this community’s nightly rate, occupancy, dues and district assessment, so you are arguing with real figures rather than a generic default. Every field is still editable.

Open the calculator with these numbers →

Bahama Bay Resort suits you if

  • Capital is your constraint rather than yield. Two-bedroom condos from around $160K is the lowest entry point in the corridor.
  • You value predictability: dues include cable, internet, water and trash, and there is no district assessment at all.
  • You want Polk’s 12% lodging tax rather than Osceola’s 13.5%.

Look elsewhere if

  • You are chasing the large-group segment. This is condo product and it competes on price, not on bedroom count.
  • You intend to self-manage and market full resort amenity access — the clubhouse and restaurant are separately owned from the association.
  • You are comparing the headline HOA figure against other communities. It includes utilities, so it is not like-for-like.

Due diligence

Before you write an offer here

  1. Exactly what guests may use, given the clubhouse and restaurant are separately owned. Put the answer in writing before it goes in a listing.
  2. What the dues actually include, so you are comparing this community against others on the same basis rather than on a headline number.

I do all of this before you are emotionally attached to a house, and I put the answers in writing. It is the part of the job that actually saves people money.

Video

A walk through Bahama Bay Resort

I am filming community tours — the amenities, the drive to the parks, and the parts the marketing photos leave out. Not up for this one yet. Ask me and I will walk it on video with you live instead, which is better anyway because you can point the camera.

Book a live video walk →

Compare

How Bahama Bay Resort stacks up

Regal Palms

The cheapest entry in the corridor, with all-inclusive dues and a guest resort fee you have to disclose.

See the numbers →

Windsor Palms

Low dues, no district assessment, and a three-night floor that removes short-stay demand.

See the numbers →

Emerald Island

Three-tier dues that carry the roof on townhomes, no district assessment, and a conservation setting three miles out.

See the numbers →
All 15 communities, side by side

Common questions

Bahama Bay Resort questions

Why are Bahama Bay's dues higher than other communities'?
Because they include far more — cable, internet, water and trash are bundled in, so the headline figure is not comparable to a community where you pay those separately. Set against no district assessment at all, the total carrying cost here is among the lowest in the corridor.
Can my guests use the clubhouse and restaurant?
Check before you assume. Those facilities are separately owned from the association, so guest access is not automatic the way it is at a purpose-built resort. If you plan to self-manage rather than use an on-site programme, get the answer in writing before you write it into a listing.
Is Bahama Bay a good first vacation rental?
It is the cheapest genuine way into this corridor, which makes it a reasonable first purchase if capital rather than yield is your constraint. Just underwrite it as condo product competing on price, not as a large-group home — the nightly rates are materially lower and the guest is a different buyer.

The other half

Want the full tour of Bahama Bay Resort?

This page is about whether the numbers work. For everything inside the gates — the amenity stack, the floor plans by builder, what the resort is actually like to stay in — I keep a much longer community guide on my other site.

Read the Bahama Bay Resort deep dive →

Let's Talk

Is Bahama Bay the right entry point for you?

Tell me your budget and whether you plan to self-manage. I will tell you honestly whether a Bahama Bay condo clears your numbers once the dues are in, and what guest amenity access actually looks like if you are not on the on-site program.

Call or Text
863-443-6890
Email
john@vacationhomehelp.com
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Serving
Orange, Osceola & Polk Counties, Florida

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