Every active adult community in the Orlando metro — all 31 — compared on HOA, county tax rate, estimated insurance, CDD status, and all-in monthly cost at a standard $400,000 home. This is the table no competitor has built. Bookmark it. Use it before every tour.
How this table is built: All-in monthly cost at a $400,000 home. Property tax at each county’s effective rate with Florida’s $50,000 homestead exemption applied (assessed value $350,000). Insurance reflects inland Central Florida estimates for a standard $400K home — canal-adjacent, lakefront, and older homes vary significantly; get specific quotes on any address. CDD status reflects typical community experience — verify per parcel via the prior-year tax bill. HOA fees are current estimates — verify with each community’s management company. All figures are for planning comparison only.
| Community | City | County | Tax Rate | HOA/mo | Tax/mo* | Ins/mo† | CDD | All-In/mo‡ |
|---|---|---|---|---|---|---|---|---|
| LAKE COUNTY — 0.85% effective rate (lowest in metro) — saves $228–$480/yr vs other counties | ||||||||
| Kings Ridge | Clermont | Lake | 0.85% | $310 | $199 | $208 | None est. | $717 |
| Palms at Serenoa | Clermont | Lake | 0.85% | $235 | $199 | $183 | Verify | $617 |
| Heritage Hills | S. Clermont | Lake | 0.85% | $275 | $199 | $225 | Verify | $699 |
| Summit Greens | Clermont | Lake | 0.85% | $285 | $199 | $225 | Verify | $709 |
| Regency Hills | Clermont | Lake | 0.85% | $240 | $199 | $225 | Verify | $664 |
| Esplanade at Highland Ranch | Clermont | Lake | 0.85% | $350 | $199 | $208 | Minimal | $757 |
| Del Webb Minneola | Minneola | Lake | 0.85% | $285 | $199 | $208 | Verify | $692 |
| Vitalia at Astonia | Clermont | Lake | 0.85% | $290 | $199 | $208 | Verify | $697 |
| Trilogy Orlando | Groveland | Lake | 0.85% | $490 | $199 | $208 | Verify | $897 |
| Cresswind at Lake Harris | Tavares | Lake | 0.85% | $320 | $199 | $208 | Verify | $727 |
| Lakes of Mount Dora | Mount Dora | Lake | 0.85% | $290 | $199 | $208 | Verify | $697 |
| Royal Harbor | Tavares | Lake | 0.85% | $265 | $199 | $225 | None est. | $689 |
| Mount Dora Country Club Estates | Mount Dora | Lake | 0.85% | $230 | $199 | $292 | None est. | $721 |
| ORANGE COUNTY — 0.87% effective rate | ||||||||
| VillageWalk at Lake Nona | Lake Nona | Orange | 0.87% | $480 | $204 | $250 | Verify | $934 |
| Gatherings of Lake Nona | Lake Nona | Orange | 0.87% | $500 | $204 | $75 | Verify | $779 |
| Del Webb Oasis | Winter Garden | Orange | 0.87% | $330 | $204 | $208 | Active | $742+CDD |
| Mariblu at Hunters Creek | Kissimmee | Orange | 0.87% | $290 | $204 | $208 | Verify | $702 |
| OSCEOLA COUNTY — 0.93% effective rate — $228/yr more than Lake County at $400K | ||||||||
| Solivita | Poinciana | Osceola | 0.93% | $385 | $218 | $208 | Active | $811+CDD |
| Four Seasons at Orlando | Kissimmee | Osceola | 0.93% | $265 | $218 | $208 | Verify | $691 |
| Twin Lakes | St. Cloud | Osceola | 0.93% | $265 | $218 | $208 | Active | $691+CDD |
| Del Webb Sunbridge | St. Cloud | Osceola | 0.93% | $290 | $218 | $208 | Active | $716+CDD |
| Tohoqua Reserve | Kissimmee | Osceola | 0.93% | $275 | $218 | $208 | Active | $701+CDD |
| Serenity Reserve | St. Cloud | Osceola | 0.93% | $260 | $218 | $208 | Verify | $686 |
| Lakes at Harmony | Harmony | Osceola | 0.93% | $376 | $218 | $183 | Active | $777+CDD |
| The Pointe at Siena Ridge | Kissimmee | Osceola | 0.93% | $250 | $218 | $208 | Verify | $676 |
| Liberty Village | Kissimmee | Osceola | 0.93% | $220 | $218 | $183 | Verify | $621 |
| POLK COUNTY — 0.95% effective rate (highest in metro) — $480/yr more than Lake County at $400K | ||||||||
| Del Webb Orlando | Davenport | Polk | 0.95% | $220 | $223 | $200 | Verify | $643 |
| High Vista at Ridgewood Lakes | Davenport | Polk | 0.95% | $240 | $223 | $200 | Verify | $663 |
| Providence Golf Community | Davenport | Polk | 0.95% | $210 | $223 | $200 | Verify | $633 |
| Watersong | Davenport | Polk | 0.95% | $235 | $223 | $200 | Verify | $658 |
| Cascades at Estancia | Davenport | Polk | 0.95% | $255 | $223 | $200 | Verify | $678 |
* Tax/mo = effective rate × $350K assessed value (after $50K homestead) ÷ 12 † Insurance estimate for standard inland $400K home; canal/lakefront/older homes significantly higher ‡ Excludes CDD (where active, add $80–$200/mo), mortgage, and utilities. Gatherings shows HO-6 condo rate only.
The 20-year county tax gap is not a rounding error. Lake County (0.85%) vs Polk County (0.95%) = $480/year more on a $400K home after homestead. Over 20 years: $9,600. Lake vs Osceola: $228/year, $4,560 over 20 years. These gaps don’t make Polk or Osceola communities wrong — lower home prices frequently offset them — but they are real numbers that buyers almost never explicitly calculate before closing. Run the math for your specific price point before deciding county doesn’t matter.
CDD communities need a corrected comparison. Twin Lakes, Del Webb Sunbridge, Solivita, Del Webb Oasis, Tohoqua Reserve, and Lakes at Harmony all carry active CDDs. At $100–$180/month additional, the real all-in for these communities is $791–$996/month — not the base numbers shown. The only way to know the actual CDD amount for a specific home is to request the prior-year property tax bill from the seller. Do not close on any CDD community without confirming this number in writing.
Palms at Serenoa ($617/mo) is the lowest all-in cost in the metro at $400K — Lake County tax rate, modest HOA, new construction still available. Providence Golf ($633/mo) and Del Webb Orlando ($643/mo) follow, though both carry Polk County’s highest-in-metro 0.95% rate.
Kings Ridge ($717/mo) includes two 18-hole golf courses. Adding $150/month for golf membership at any off-site course puts comparable communities at $850+/mo. For active golfers, Kings Ridge is the strongest all-in value in the metro by a significant margin.
VillageWalk’s $934/mo all-in is the highest at $400K. But the $480 HOA includes full lawn care ($100–$150 elsewhere), canal maintenance (irreplaceable), and Town Center subsidy. The effective gap against $350-HOA communities is $150–$200/mo, not $180/mo. The healthcare proximity premium doesn’t appear in this table.
Gatherings ($779/mo) uses HO-6 condo insurance ($75/mo). The $500 HOA covers building exterior, roof reserves, and exterior insurance that single-family owners pay separately. Add $150–$250/mo to any single-family community’s all-in to compare fairly with Gatherings’ full-coverage model.
Standard estimates above. Canal-adjacent VillageWalk lots: +$125–$333/mo. Older inventory at Summit Greens or Kings Ridge with aging roofs: +$100–$250/mo. Get a bindability quote on the specific address before finalizing any budget. The insurance line is the most variable number in this entire table.
Adding $130/month (mid-range CDD) to Del Webb Sunbridge’s base $716 puts the real all-in at $846/month — above Kings Ridge with golf included. This is why the base HOA comparison systematically misleads buyers evaluating new construction communities with active CDDs.
Every number above is at $400K. If your budget is $320K, $480K, or $650K — or if you want the CDD filled in for a specific community, the flood zone verified on a specific lot, or the real insurance quoted on a specific address — we can build the exact comparison for your situation before any offer.
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