| HOA dues | ≈$258 / month (single-family)Unconfirmed — verify with the associationAmong the lowest in the corridor — which is exactly why the CDD figure below matters so much. The townhome schedule could not be confirmed.2025 listing data, via VHG Resort Cost Index · verified Aug 2026 |
|---|---|
| CDD assessment | $3,697–$4,630 / yearThe highest in the Disney corridor, and roughly double its 2020 level. At the top of the range that is around $385 a month, before a single HOA dollar.Official district assessment schedule, via VHG Resort Cost Index · verified Aug 2026 |
| Minimum lease term | No minimum in the CDD amenity rulesUnconfirmed — verify with the associationThe HOA’s governing documents are not public — verify any HOA-level minimum directly with the association before underwriting a short-stay strategy.District amenity rules; HOA documents not published publicly · verified Aug 2026 |
| Short-term rental position | Permitted — the community's core useThe district’s own rules formally define short-term renters and sell them amenity access, which is about as clear as this gets.District rules + association documents, via VHG community research · verified Aug 2026 |
| Combined lodging tax | 12% combined6% state + 1% surtax + 5% tourist development tax — 1.5 points below Osceola, which is worth real money over a full year.Polk County Tax Collector + Florida DOR · verified Aug 2026 |
| Nightly rate (market proxy) | $255–$291 / night (market)Unconfirmed — verify with the associationMarket-level proxy. An Orlando-metro study puts resort-community homes at roughly $250.AirDNA $255 / AirROI $291, Davenport market TTM · mid-2026 |
| Occupancy (market proxy) | 40–55%Unconfirmed — verify with the associationThe spread is measurement method rather than disagreement. Supply growth in this market is the thing to watch.AirROI 40.5% calendar basis / AirDNA 55% of available nights, Davenport market TTM · mid-2026 |
Solterra is the clearest illustration in this corridor of why HOA dues are the wrong number to shop on. At roughly $258 a month for a single-family home the dues are among the lowest anywhere nearby — and the district assessment on the tax bill runs $3,697 to $4,630 a year, the highest in the corridor. At the top of that range you are carrying about $385 a month before you have paid a cent of HOA.
It has also moved. The assessment has roughly doubled since 2020, which is worth knowing not just as a current cost but as a trend: district budgets are set annually and the operations-and-maintenance half does not end when the construction bond is retired. Anyone underwriting Solterra on a 2020 figure found on a listing site is underwriting a different property.
What you get in return is a genuine resort with a clear rental position — the district’s own rules define short-term renters and sell them amenity access, which removes the ambiguity that plagues some communities — and Polk County’s 12% lodging tax rather than Osceola’s 13.5%. Guests also pay a $30 to $50 amenity fee per stay, which belongs in your listing disclosure rather than in a surprise at check-in.
Figures are current as of the dates shown and change. The HOA figure could not be confirmed from a primary source and the townhome schedule is unconfirmed — verify both with the association. Rate and occupancy are market-level proxies.