Help Me Buy a Home in Davenport, FL | Bernard Jackson, LPT Realty

by Bernard Jackson

Davenport, FL • 33837 & 33896

Help Me Buy a Home in Davenport — Pricing, HOAs/CDDs, Rental Rules & How to Win

I specialize in turning renters into first-time homeowners in Davenport. Below you’ll find real, current numbers, neighborhood-by-neighborhood insights, and the exact steps to finance, shop, and close with confidence.

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Quick Market Snapshot (Updated: Aug–Sep 2025)

33837 — $384.9K Median List

Source: Realtor.com (Aug 2025). View

33896 — $435K Median List

Source: Realtor.com (Aug 2025). View

Buyer Advantage Rising

Orlando metro showing softer conditions mid-2025. See report

Numbers above are ZIP-level medians; specific neighborhoods can list meaningfully higher/lower. I’ll run a micro-market CMA for your target community before we offer.

Top Communities by ZIP — Prices, HOA/CDD & Rental Posture

ZIP 33837 (Davenport South & East)

Community	Recent Median List*	HOA / CDD	Rental Policy (What’s Published)
Solterra Resort	$570K Realtor.com	CDD present (Solterra Resort CDD). CDD rules	HOA amendment: STR allowed community-wide except Solterra Springs. HOA amendment
Providence Golf & Country Club	$500K Realtor.com	Developer indicates no CDD fees. Providence site	HOA leasing info requires 90-day minimum; tenant app required. Leasing info • Tenant App
Watersong	$495K Realtor.com	HOA managed resort community.	I cannot confirm an official, publicly posted STR policy; many managers market STRs here. Verify with HOA/management + city/state licensing (DBPR & Polk County). DBPR • Polk tourist tax
Aviana Resort	$464.9K Realtor.com	HOA in place (Park Square Homes community; corp record exists).	I cannot confirm official rental duration rules from HOA site; multiple sources market STR. Confirm with current HOA/manager + licensing. Broker FAQ
Ridgewood Lakes (Master)	$320K Realtor.com	Master HOA + sub-associations (e.g., Del Webb Orlando, High Vista).	Rental rules vary by sub-HOA. High Vista shows lease minimums; Del Webb Orlando notes 55+ and leasing rules. High Vista • Del Webb Orlando

*Neighborhood medians are from Realtor.com pages referenced above (Aug 2025) and may differ from closed-sale medians.

ZIP 33896 (ChampionsGate / West Haven)

Community	Recent Median List*	HOA / CDD	Rental Policy (What’s Published)
West Haven (master)	$440K Realtor.com	Multiple sub-HOAs. Tenant application used for leases. Tenant App	I cannot confirm a public minimum lease term for all sections; verify in the specific sub-HOA covenants before purchase.
The Retreat at ChampionsGate	—	Within Stoneybrook South/ChampionsGate CDD jurisdictions. CDD site • Master CDD	Community markets itself as a short-term rental community. Retreat site
Country Club at ChampionsGate	—	CDD applies in area (see listing disclosures and CDD sites). CDD	I cannot confirm an official minimum lease term from public docs; many MLS listings note 1–2 year minimums—always confirm with the HOA/manager and recorded covenants.
Shire at West Haven	—	Sub-HOA within West Haven.	I cannot confirm an official, public rental minimum. Request the current HOA rules & estoppel before offer.
Citrus Ridge (55+)	—	Age-restricted HOA community (registration & rules posted). Sales & Rentals	Rentals permitted with registration; I cannot confirm a public minimum term. Confirm with Association office before closing.

*ZIP 33896 median listing price is ~$435K (Aug 2025). Source

Verification protocol before you offer: for any home, I will (1) pull the recorded covenants/bylaws, (2) email the manager for written confirmation on rental minimums and fees, (3) download the latest CDD assessments from the County roll, and (4) show you where each fee appears on the tax bill or HOA estoppel.

What Clients Say (Reviews)

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How We’ll Win Your Home in Davenport (Step-by-Step)

1) Approval & Budget

Click Apply Now. We’ll verify income, assets, and credit to lock your budget and reserve rate options.

2) Target Micro-Markets

Choose 1–2 ZIPs and 3–4 communities (from lists above). I’ll run a live CMA + fee sheet (HOA/CDD estimate) for each.

3) Showing Sprint

Tour the best-value 5–7 homes in 1–2 days. We’ll annotate any HOA/CDD or rental restrictions onsite.

4) Offer Strategy

We’ll align contingencies, appraisal gap strategy, seller credits, and closing timeline to your financing.

5) Inspections & Insurance

Coordinate general, 4-point, WDO, and insurance quotes. I’ll obtain HOA/condo & CDD docs and confirm dues on the record.

6) Clear to Close

We’ll verify title, estoppel, taxes, and any lease restrictions in writing. Final walk-through and closing day logistics handled.

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HOA vs. CDD — What It Means for Your Payment

HOA Private association dues for amenities/upkeep; billed monthly/quarterly by the HOA. CDD Public special district assessment that funds infrastructure; appears on your property tax bill. ChampionsGate areas operate under CDDs (Master CDD; Stoneybrook South CDD), while Providence advertises no CDD fees (developer site — always confirm in the tax bill before you buy).

Short-Term Rental (STR) Rules: Read This Before You Buy

Solterra: HOA amendment permits STR community-wide except Solterra Springs; CDD amenity rules also reference short-term renters and fees. HOA amendment • CDD rules
Providence: HOA requires 90-day minimum lease with tenant application. Leasing info • Application (PDF)
Retreat at ChampionsGate: Operates as a short-term rental community. link
West Haven / Shire: Tenant application process exists; minimum term varies by sub-HOA. Tenant App
Citrus Ridge (55+): Rentals permitted with registration; request current written rules and any lease minimums from the office. HOA page

Regardless of HOA, operating a vacation rental requires compliance with Florida DBPR licensing and Polk County tourist tax registration. DBPR • Polk TDT

Financing Options (and How to Lower Your Cash to Close)

Conventional 3–5% Down

Great for well-qualified buyers; pair with seller credits to offset closing costs.

FHA 3.5% Down

Flexible debt-to-income; combine with down-payment assistance when eligible.

First-Time Buyer Programs

Ask about lender credits, rate buydowns, and local grants to reduce cash-to-close.

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FAQs

Will a CDD kill my budget?: Not necessarily. CDDs shift some upfront infrastructure costs into annual assessments collected with property taxes. I’ll model your full monthly payment with/without CDD so you see apples-to-apples.
How accurate are community median prices?: They’re great for orientation but change monthly. We’ll pull live comps and trend lines the week you offer. See ZIP medians above (Realtor.com, Aug 2025).
Can I buy a home I’ll live in now and short-term rent later?: Only if the HOA/condo documents allow it. Some resort sections embrace STR; residential sections may require 90-day to 12-month minimums. Always get written confirmation.
What’s different about buying in 33837 vs 33896?: 33896 contains more ChampionsGate/West Haven CDD communities and STR-oriented sections; 33837 includes Providence (no CDD per developer) and several mixed-use resort areas. We’ll tune strategy to your priorities.

Let’s Get You Home

Bernard Jackson — Realtor® • Helping renters become first-time owners in Davenport, FL.

Call/Text: 321.443.5582 • Email: bernardsellsflhomes@gmail.com • Site: www.bernardsellsflhomes.com

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This post cites developer/association/CDD and market data sources linked above. Where governing documents are not publicly posted, this page clearly states “I cannot confirm.” Always rely on recorded covenants/estoppels and the tax bill at closing.