Kissimmee gets all the attention. When someone searches for a vacation property near Disney, the name that appears first in results is always Kissimmee. But 20 minutes to the west, in Polk County, there’s a zone that over the last three years has gained ground among Latin American investors looking for the same advantages at a lower entry price: Davenport.
This won’t be a secret for long. Prices in Davenport have risen consistently. But in 2026 they still offer an entry window worth analyzing with real numbers.
Where Davenport is and why location matters
Davenport is in Polk County, just west of Osceola County. The distance to Orlando’s main theme parks is similar to Kissimmee: between 15 and 25 minutes to Walt Disney World, between 25 and 35 minutes to Universal and SeaWorld.
What differentiates Davenport from Kissimmee in practical terms isn’t the distance to the parks, but land prices and operating costs. Properties in Davenport typically have lower HOAs, lower property taxes (Polk County vs. Osceola County), and purchase prices between 10% and 20% below equivalent properties in Kissimmee.
Access is also convenient. Highway US-27 connects directly to I-4 and the theme park zones. For guests arriving at Orlando International Airport (MCO), the trip is between 35 and 45 minutes.
Davenport’s resort communities in 2026
Not all Davenport communities are enabled for short-term rental. That’s the first thing to verify before buying. In Polk County, mixed residential and tourist use zones (short-term rental overlay zones) allow vacation rental without platform restrictions. Outside those zones, regulations are more restrictive.
These are the most active resort communities in Davenport for investors in 2026:
Solterra Resort. One of Davenport’s most established communities. It features a clubhouse, lagoon pool, splash park, fitness center, and sports courts. Distance to Disney is approximately 20 minutes. Prices for 5–7 bedroom homes range between $450,000 and $650,000. HOA is approximately $580 monthly.
Windsor Island Resort. A newer community with higher-level amenities. Resort pool, lazy river, water park, restaurant, and mini-golf course. Prices start at $500,000 for 5-bedroom homes. It’s one of the communities with the best occupancy performance in the area.
Stoneybrook South. Large community with golf course included in the HOA. An interesting option for investors who want to target a different guest segment. Prices are more accessible than other resort communities, starting at $380,000 for 4-bedroom homes.
ChampionsGate (Davenport area). Although many associate it only with Kissimmee, the ChampionsGate zone extends over the Davenport boundary. Homes here have higher HOAs (around $700 monthly) but rental demand is among the highest in the entire region.
| Community | Entry price | Monthly HOA | Distance to Disney | Profile |
|---|---|---|---|---|
| Solterra Resort | $450,000+ | $580 | 20 min | Families / groups |
| Windsor Island Resort | $500,000+ | $620 | 18 min | Premium families |
| Stoneybrook South | $380,000+ | $420 | 22 min | Golf / mid-range budget |
| ChampionsGate (Davenport) | $430,000+ | $680 | 15 min | High demand |
Real numbers: what does a Davenport property generate?
To understand Davenport’s potential, you need to look at numbers from real properties, not generic projections.
A 5-bedroom home with private pool at Solterra Resort, purchased at $500,000, generates under normal market conditions:
Income:
- Average annual occupancy: 68%
- Average nightly rate (ADR): $220
- Available nights per year: 365
- Annual gross income: 365 × 0.68 × $220 = $54,604
Annual operating expenses:
- HOA: $6,960
- Insurance: $5,200
- Property tax (Polk County, ~0.9%): $4,500
- Property management (28%): $15,289
- Maintenance (1.5%): $7,500
- Utilities: $3,600
- Total expenses: $43,049
NOI: $54,604 – $43,049 = $11,555 Cap rate: 2.31%
With financing at 8% on $350,000 (30% down), the annual mortgage payment is $30,800. Cash flow is negative by approximately $19,000 per year.
That looks unattractive until you calculate appreciation. If the property rises 5% in the first year ($25,000), the total return for year one (including appreciation) is positive. And in year five, with rents up 10% and a fixed mortgage payment, cash flow improves significantly.
For someone with the liquidity to absorb the initial deficit and a 5–7 year horizon, Davenport remains a solid bet. For someone who needs positive cash flow from month one, a lower purchase price or higher down payment is needed.
Davenport vs. Kissimmee: which makes more sense in 2026?
The direct comparison depends on the investor’s goal.
Davenport wins on:
- Entry price (10–20% lower on equivalent properties)
- Property tax (Polk County is generally lower than Osceola)
- HOA (in some communities, especially larger ones)
- Availability of new properties with immediate delivery
Kissimmee wins on:
- Brand recognition among guests (especially international)
- Proximity to parks (in some specific zones)
- More established communities with long occupancy track records
- More diverse property inventory (from $300,000 to $1M+)
For an investor with a budget between $380,000 and $500,000, Davenport offers more property for the same money. For someone with more capital who wants the community with the best proven occupancy history, Kissimmee remains the benchmark.
Many investors who have worked with us end up diversifying: first property in Davenport to learn the market with less exposure, second in Kissimmee when they have more capital and accumulated experience.
Short-term rental regulations in Davenport: what you need to know
Polk County has specific vacation rental regulations worth knowing before buying.
Properties in enabled zones (STR overlay zones) require a Florida state vacation rental license (renewable annually), a county inspection certificate, and registration with the Florida Department of Revenue to collect and remit tourism tax (tourist development tax).
The tourism tax in Polk County is 5% on rental income. Added to the state sales tax of 6% and the county’s discretionary sales surtax, total taxes on vacation rental income run around 12–13% of gross income.
For properties in resort communities within enabled zones, the licensing process is standard and most property managers handle it as part of their service. But the specific property must be verified to be within the correct zone before closing. The short-term rental regulations across Orlando’s counties in 2026 have had recent updates worth reviewing before any purchase in the area.
What to look at before buying in Davenport
1. Confirm the zone is STR-eligible. Ask the seller or your agent for the county zoning map and confirm the specific property address is within the short-term rental overlay zone.
2. Review the property’s rental history. If the property already operated as an Airbnb, ask for the account statements from the last 12 months. Real numbers are always more reliable than projections.
3. Review the HOA’s financial health. Ask for HOA financial statements and confirm it has adequate reserves. An HOA with low reserves can issue special assessments.
4. Verify the pool and HVAC condition. These are the two most expensive systems to replace in Florida. Request an independent inspection before closing.
5. Calculate with conservative occupancy. Use 65% occupancy for your base analysis. If the property gives acceptable numbers at that percentage, any improvement in real occupancy is upside.
Frequently asked questions
Does Davenport have restrictions on renting through Airbnb?
Within enabled zones (STR overlay zones), there are no restrictions on using Airbnb or VRBO. Outside those zones, regulations are more restrictive. Always verify zoning before buying.
Are Davenport’s resort communities as in demand as Kissimmee’s?
The newer, better-equipped Davenport communities like Windsor Island or Solterra compete directly with Kissimmee’s in terms of occupancy. Differences are marginal for well-managed properties.
Can I finance a property in Davenport as a foreigner?
Yes. Foreign national and DSCR loans are available for properties in Davenport under the same conditions as Kissimmee or other Florida zones.
How long does it take to break even on a Davenport investment?
With financing at 8%, most vacation properties in Davenport take between 5 and 8 years to reach positive cash flow considering only rental income. If capital appreciation is included, the breakeven point can be much earlier.
Are new properties available in Davenport in 2026?
Yes. Several new construction projects are active in Davenport resort communities with delivery in 2025 and 2026. New properties have the advantage of builder warranties and lower maintenance costs in the first years.
If Davenport is on your radar, we have properties available from $369,990 with 2025 delivery in communities near NeoCity and major thoroughfares.
View resort communities in Davenport — or schedule a consultation
