The $280/month HOA is not what you pay. Add Polk County taxes, the CDD on your specific phase, and golf membership if you play — and the real number is $834–$1,100+/month before mortgage. Here is the full breakdown at $300K, $400K, and $500K.
Every Solivita listing leads with the HOA fee — currently around $280/month. That number is real but incomplete. Your true monthly carrying cost at Solivita includes four separate items that most buyers don’t see added together until they’re already under contract:
1. HOA fee — $280/month. Covers the two amenity centers, pools, fitness, activities programming, on-site pharmacy access, and common area maintenance.
2. CDD assessment — $67–$150/month depending on phase. A separate governmental assessment on your property tax bill. Not optional. Varies significantly by which phase you buy in.
3. Polk County property tax — $198–$317/month depending on purchase price. Polk County’s 0.95% effective rate is the highest of the four major Orlando-area counties.
4. Homeowner’s insurance — $142–$242/month. Varies by home size, age, and coverage level. New construction phases insure at lower rates than older inventory.
Golf is a fifth variable for active golfers — Solivita’s two courses require a separate membership at $100–$200/month additional.
The CDD varies by phase — not by community. Two comparable Solivita homes at the same price can have CDD assessments that differ by $600–$800/year based solely on which construction phase they’re in. Phase 1 homes (built ~2000) have been paying down their CDD for 25 years. Phase 12 homes (built ~2018) are near the peak of their obligation. Always request the seller’s prior year tax bill to confirm the actual CDD amount for the specific parcel.
Solivita has two on-site 18-hole championship courses — the Cypress and Palms courses. Golf is not included in the HOA fee. To play regularly, residents purchase a membership separately. Golf plans vary and change — confirm current pricing with Solivita directly — but the general structure is:
| Golf Plan | Approx. Annual Cost | Monthly Impact | Best For |
|---|---|---|---|
| Unlimited Resident Golf | ~$2,000–$2,400/yr | $167–$200/mo | Golfers playing 3+ times/week |
| Limited Play Plan | ~$1,200–$1,600/yr | $100–$133/mo | Golfers playing 1–2 times/week |
| Daily Fee (no membership) | Varies — ~$25–$45/round | $50–$120/mo est. | Occasional golfers |
| Non-Golfer | $0 | $0 | No golf play |
The golf value calculation. An unlimited Solivita golf membership at ~$2,200/year means each round costs approximately $14 if you play 3 times per week (156 rounds/year). If you play once per week (52 rounds), each round costs ~$42. At that usage level, paying daily fees ($25–$45/round) instead of an annual membership may be cheaper. Model your actual expected usage before committing to any annual plan.
Most of Solivita sits in Polk County. Some parcels on the eastern edge of the community are in Osceola County. The county a specific parcel sits in affects your tax bill by approximately $200–$400/year at comparable assessed values — Osceola (0.93%) vs Polk (0.95%). This is a small but real difference. The county appraiser’s website for both Polk and Osceola will show which county applies to any specific address.
The more impactful tax variable is the Save Our Homes cap. Once you establish homestead in Florida, annual increases in your property’s assessed value are capped at 3% or CPI. Solivita buyers who purchase during a market peak and establish homestead will benefit from this cap significantly over a 20-year retirement — your taxable value grows far more slowly than market value, keeping your tax bill manageable as the community appreciates.
The on-site pharmacy is valuable but not free. Solivita’s on-site pharmacy is a genuine convenience advantage for prescription management. But it does not replace insurance coverage — you still pay your prescription co-pays and insurance premiums. The convenience is real; the cost savings are not as dramatic as the marketing implies.
The Taylor Morrison build-out creates active construction zones. Solivita is still building final phases. New-construction buyers in active phases will live adjacent to construction for 2–4 years — noise, truck traffic, and incomplete landscaping are realities in newer phases. Resale buyers in established phases avoid this but face older construction and the roof inspection reality of 15–20 year old homes.
Poinciana’s hospital access is limited. Poinciana Medical Center is 10 minutes from Solivita — a community hospital appropriate for routine care. AdventHealth Kissimmee and Orlando Regional Medical Center (major procedures, Level I trauma) are 30–40 minutes. For buyers who will need frequent specialist visits, oncology, or major procedures, this is the most significant quality-of-life limitation of the Solivita address versus Lake Nona or St. Cloud corridor communities.
We can pull the CDD for any Solivita parcel, run the full all-in monthly cost, and compare it against other communities at the same price point.