Thinking about buying a vacation rental near Disney but not sure which Davenport communities actually work for short stays? You’re not alone. Between HOA rules, taxes, management costs, and seasonality, it can be hard to separate hype from reality. In this guide, you’ll learn which Davenport-area resort neighborhoods are commonly used as short-term rentals, what amenities drive bookings, and how to validate projected revenue before you buy. Let’s dive in.
Why Davenport works for STR investors
Davenport and the surrounding Polk and adjacent Osceola corridors were built with vacationers in mind. Many master‑planned, gated resort communities cater to families and groups with amenities like clubhouses, pools, water features, and golf. That amenity base supports stronger average daily rates and helps maintain occupancy during peak travel periods.
Your decision should balance four things: community permission and enforcement, amenity-driven demand, proximity to I‑4 and theme parks, and operating costs. Larger single-family homes and villas typically perform well for group travel, while townhomes and condos can offer lower price points and simpler upkeep. Always confirm the specific HOA and local rules for the exact property you’re evaluating.
STR‑friendly communities to target
Below are Davenport-area resort communities that are commonly marketed for vacation rentals. Specific rules vary by association and product type, so verify details for each address before you proceed.
ChampionsGate
ChampionsGate is one of the most visible vacation-rental hubs in the greater Orlando area. You’ll find championship golf, multiple community pools, a resort clubhouse, fitness, and on-site dining. Inventory spans single‑family homes, townhomes, and villa-style product designed for group stays. It offers convenient access to I‑4 and retail, which helps marketability for visiting families.
Reunion Resort and Encore at Reunion
Reunion features multiple signature golf courses and full resort services, including on‑site restaurants and a spa. Product ranges from luxury condos to large single‑family homes, with some units participating in on‑site rental programs. The short‑term rental market here is well established, and luxury homes can command higher rates. Access to major routes allows guests to reach area attractions efficiently.
Solterra Resort
Solterra is a gated master community known for a large clubhouse, waterpark-style amenities, fitness facilities, and outdoor recreation. Homes were built with vacation rental demand in mind, spanning single‑family and villa product. Professional managers actively operate here, and many listings appear on major booking platforms. Proximity to main corridors makes it easy for guest travel.
Storey Lake
Storey Lake offers a large clubhouse, lagoon‑style pool, water features, and nearby retail. You’ll see both detached homes and townhomes sized for family groups. It’s a popular address on vacation‑rental platforms, and many management companies already serve the community. Access routes help guests reach theme parks and US‑192 conveniences without long drives.
Windsor at Westside
Windsor at Westside provides a resort clubhouse, pool and splash areas, fitness, and on‑site retail. The community includes single‑family homes and villas frequently used for short‑term rentals. It’s known for a robust inventory and guest‑friendly amenities that support demand. Location along the I‑4 corridor keeps transit times reasonable for visitors.
Bella Vida Resort
Bella Vida features a clubhouse, pool, and park spaces that appeal to value‑oriented travelers. You’ll find vacation homes and villas that are commonly positioned as affordable family options. It sits farther from the core resort area than ChampionsGate and Reunion but is often marketed for budget-conscious guests. This tradeoff can support occupancy while moderating nightly rates.
Model revenue and seasonality
To estimate nightly rates and occupancy, triangulate several data points:
- Specialized STR analytics tools for ADR, occupancy, seasonality, and revenue at the community or zip level.
- Live booking platform searches filtered for similar specs, amenities, and review quality.
- Property manager pro formas and historical results for comparable homes.
- Recent sales and rental comps to support conservative underwriting.
As a starting point only, typical ranges in this submarket are:
- 3–4 bedroom homes in basic communities: low season often around 80–160 dollars per night, with 150–300 dollars or more during holidays and peak periods.
- 4–6+ bedroom pool homes in resort communities: low season often around 150–300 dollars per night, with 300–700 dollars or more at peak depending on quality and proximity to attractions.
- Occupancy varies by season and execution. Investors commonly model 40–70 percent annually for stand‑alone homes. Your numbers should come from a current market report for the exact community and property type.
Remember to build in platform fees, cleaning tied to turnover, management fees, utilities, maintenance, reserves, and taxes. An itemized expense model will keep your pro forma realistic.
Operating costs and management options
Your biggest expense drivers will be management, cleaning and turnover, maintenance, utilities, insurance, HOA or resort fees, and sales and tourist taxes. Get written estimates for each line item before you make an offer.
- Full‑service management: handles pricing, listings, 24/7 guest support, cleaning coordination, maintenance and compliance. Typical fees run about 20–35 percent of rental revenue, with setup costs and per‑stay cleaning paid out of bookings.
- Co‑hosting or limited services: lower percentage or flat fees for guest messaging and check‑in support, with cleaning and maintenance billed separately. This can work if you or a local contact can handle operations.
- Resort rental‑pool programs: some resort properties offer on‑site programs with a fee or revenue share in exchange for distribution and hotel‑style marketing. Review historical payouts and contract terms carefully.
Ask prospective managers for comparable property P&Ls, references, and clarity on who remits taxes. Confirm service standards, termination terms, exclusivity, and dispute resolution before signing.
Rules, taxes, HOA and compliance
Short‑term rentals are subject to a mix of county or city rules and HOA governing documents. In many cases, HOA covenants, conditions, and restrictions are stricter than local ordinances. You need to verify allowed minimum stays, registration or insurance requirements, guest rules, parking, advertising restrictions, and penalties for violations.
Florida imposes state sales tax on short‑term rentals, and local tourist development or discretionary surtaxes may also apply. In some cases platforms collect and remit portions of the tax, but owners often still must register and file. Confirm who collects and remits each tax so you avoid compliance gaps.
Standard homeowner policies may exclude short‑term rental use. Many investors secure STR‑specific property and liability coverage, sometimes required by the HOA. Document coverage limits and endorsements so you meet community and lender requirements.
Quick STR due diligence checklist
- Confirm the property type and eligibility for short‑term rentals under HOA and local rules.
- Obtain and review HOA governing documents, rental policies, recent board minutes, fee schedules, and reserve budgets.
- Request written confirmation from the HOA or association attorney regarding current rental rules and any pending amendments.
- Pull live comps by searching major booking platforms for the community name and matching property specs and amenities.
- Order an STR market report at the community or zip level for ADR, occupancy, seasonality, and competitor mix.
- Verify state and local tax obligations and business licensing requirements for Davenport and Polk County.
- Interview property managers, request historicals for comparable homes, and review sample contracts.
- Build a conservative pro forma with a stress test for lower occupancy and higher expenses.
- Obtain insurance quotes that explicitly cover short‑term rental operations.
Work with a local guide who knows STRs
The right property in the right community can perform well, but the difference between a solid buy and a risky one often comes down to due diligence and execution. You deserve local guidance, clean numbers, and a process that reduces surprises. If you want help sourcing listings, validating HOA and licensing rules, or pressure-testing revenue and management options, connect with Sean Ferguson for a practical, investor‑minded plan.
FAQs
Which Davenport communities commonly support short‑term rentals?
- ChampionsGate, Reunion and Encore at Reunion, Solterra Resort, Storey Lake, Windsor at Westside, and Bella Vida are all commonly marketed for vacation rentals; verify rules for each address.
How do I estimate nightly rates and occupancy in Davenport?
- Use STR analytics tools, live booking platform comps for your community and specs, and manager historicals, then model conservative occupancy and seasonality.
What management fees should I expect for a Davenport vacation rental?
- Full‑service managers often charge around 20–35 percent of rental revenue, with cleaning, setup, and maintenance billed separately.
Do I need to collect and remit taxes on short‑term rentals in Davenport?
- Florida sales tax and local tourist taxes generally apply; confirm who collects via platforms and register as required so you remit correctly.
Are larger homes better than townhomes for STRs in this area?
- Larger pool homes often achieve higher rates serving group travel, while townhomes and condos can offer lower price points and simpler operations.
What risks should I check before buying in a resort community?
- Review HOA rental rules and minutes, confirm permitting and taxes, validate insurance coverage, and stress test revenue against higher costs or rule changes.
