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Aerial view of a Davenport resort community

Polk County

The cheapest way into the corridor, and the fee you have to disclose.

Average sold price around $249,000 with dues that cover even electricity and water, no district assessment — and a resort fee your guests pay at the front desk that belongs in your listing, not in a surprise at check-in.

The numbers, with where each one came from
HOA dues≈$600–$1,429 / monthUnconfirmed — verify with the associationAll-inclusive — the dues cover even electric and water. The range is wide because product types differ enormously. This figure is not comparable to any other community in this guide.Listing and association data, via VHG Resort Cost Index · verified Aug 2026
CDD assessmentNoneCounty tax roll, via VHG Resort Cost Index · verified Aug 2026
Minimum lease termNo resort-wide minimum foundUnconfirmed — verify with the associationListings inside the resort range from 2-night minimums to Friday-to-Friday weekly blocks — set per unit, not by rule.Public sources, via VHG community research · verified Aug 2026
Short-term rental positionPermitted — no mandatory rental programmePolk County zoning + association documents · verified Aug 2026
Combined lodging tax12% combinedPolk County Tax Collector + Florida DOR · verified Aug 2026
Nightly rate (market proxy)≈$110–$180 / nightUnconfirmed — verify with the associationRoughly $110–$140 for 3BR and $130–$170 for 4BR.Working estimate from live asking rates, not vendor data · 2026
Occupancy (market proxy)40–55%Unconfirmed — verify with the associationDavenport market range across providers TTM · mid-2026

Regal Palms is the lowest-cost entry in this guide by a clear margin — listings from around $165,000 and an average sold price near $249,000. For a buyer whose constraint is capital rather than yield, nothing else in the corridor competes on that basis.

The dues are genuinely all-inclusive, covering even electricity and water, which is unusual. It also means the headline figure is not comparable to any other community here — you are looking at a number that already contains costs other communities bill you separately for. Compare total carrying cost, not dues.

The thing to handle properly is the $20 a night plus tax resort fee your guests pay at the front desk. It is legitimate and it funds the amenity programme, but a guest who discovers it on arrival writes a bad review about it. Put it in the listing description and the house rules, plainly, and it stops being a problem.

Figures are current as of the dates shown and change. The HOA figure could not be confirmed from a primary source and varies widely by product type — confirm the schedule for the specific unit, and what it includes.

Homes for sale

What’s available in Regal Palms 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

Regal Palms’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 →

Regal Palms suits you if

  • Capital is your binding constraint. An average sold price near $249,000 is the lowest genuine entry in this guide.
  • You value all-inclusive dues. They cover even electricity and water, which removes most of the variable-cost risk that catches new owners.
  • You want Polk’s 12% lodging tax and no district assessment.

Look elsewhere if

  • You are comparing dues against other communities. This figure includes utilities, so it is not remotely like-for-like.
  • You would rather not explain a $20 a night resort fee that guests pay at the front desk.
  • You want large-group product. This competes on price, not bedroom count.

Due diligence

Before you write an offer here

  1. Exactly what the dues include for that unit, since the range runs from roughly $600 to $1,429 and the product types differ enormously.
  2. The current resort fee, so you can disclose it accurately in the listing rather than having a guest discover it at check-in.

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 Regal Palms

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 Regal Palms stacks up

Bahama Bay Resort

The low-entry condo play: all-inclusive dues, no district assessment, and the corridor’s cheapest way in.

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

Regal Palms questions

Why are Regal Palms dues so high?
Because they are genuinely all-inclusive — covering even electricity and water, which almost no other community does. That makes the headline figure incomparable to a community where you pay utilities separately. Compare total carrying cost, and remember there is no district assessment here either.
What is the $20 a night resort fee?
Guests pay it at the front desk on arrival, plus tax, and it funds the resort's amenity programme. It is legitimate, but a guest who discovers it on arrival writes a review about it. Put it plainly in the listing description and the house rules and it stops being a problem.
Is Regal Palms a good first purchase?
On capital required, it is the easiest way into this corridor. Underwrite it as lower-rate product competing on price — roughly $110 to $180 a night — rather than as a large-group home, and make sure you understand exactly what that specific unit's dues include.

The other half

Want the full tour of Regal Palms?

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 Regal Palms deep dive →

Let's Talk

Is Regal Palms actually the cheapest way in?

On entry price, almost certainly. On total carrying cost it depends entirely on the unit, because the dues range is enormous and they include things other communities bill separately. Send me a listing and I will put it on the same basis as the alternatives.

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Orange, Osceola & Polk Counties, Florida

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