Central Florida’s largest active adult community and one of the most awarded in the country. 5,900 homes, two championship golf courses, 150,000 square feet of amenities. Here is what it actually costs — HOA, CDD, golf, and insurance — and what buyers need to know before making an offer.
Solivita is a 4,300-acre master-planned active adult community in Poinciana, Florida, developed by Taylor Morrison. It straddles the Polk/Osceola county line — most of the community falls in Polk County, which has the highest effective property tax rate of any county in the Orlando metro. Construction has been ongoing since 2000 and continues today with new phases still selling.
At nearly 6,000 homes, Solivita is built to a scale that most 55+ communities never approach. Two championship golf courses. Over 150,000 square feet of amenities integrated into the natural landscape. More than 200 resident-organized clubs. A full-time activities director. An on-site pharmacy that delivers to your home. A farmers market twice weekly. A resort-like infrastructure that functions as a self-contained town.
The trade-offs are real. Solivita’s location in Poinciana places it approximately 30–35 minutes from Downtown Orlando and 25 minutes from Disney. The surrounding area is still developing — commercial density is limited compared to Clermont or Lake Nona. And the county tax rate plus active CDD means the all-in monthly cost exceeds what the listed HOA suggests.
| HOA Fee | ~$280/month — covers common area maintenance, amenity access, and community services. Does NOT include golf or CDD. |
| CDD Assessment | $800–$1,800/year ($67–$150/month) added to your Polk County property tax bill — varies by phase and lot size. Always request the prior year tax bill before closing. |
| Golf | Two courses (Stonegate Golf Club) — semi-private. Optional membership required for regular play. Membership runs approximately $1,200–$2,400/year depending on plan. Daily fee play also available. |
| Property Tax County | Polk County — approximately 0.95% effective rate, highest in the Orlando metro |
| Property Tax on $350K Home | ~$3,325/year (~$277/month) before homestead exemption |
| After Homestead Exemption | ~$2,850/year (~$238/month) — file with Polk County Property Appraiser within first year |
| Home Insurance (est.) | $1,800–$3,200/year depending on age of home, CBS vs frame construction, flood zone |
| Flood Zone | Most of Solivita is Zone X (low risk) but some phases near retention areas sit in AE zones — verify with a FEMA flood map lookup by address before closing |
| Cost Item | Monthly Estimate |
|---|---|
| HOA Fee | ~$280 |
| CDD (mid-range estimate) | ~$108 |
| Property Tax (after homestead) | ~$238 |
| Homeowner’s Insurance | ~$208 |
| Total Non-Mortgage Monthly | ~$834/month |
Add ~$100–$200/month for golf membership if applicable. Does not include mortgage, utilities, or special assessments. Verify current CDD and HOA directly before closing.
The CDD is the number missing from every Solivita listing. When you see a Solivita home listed with “HOA: $280/mo,” the CDD is a separate annual charge on your tax bill — not included. Depending on your phase and lot, this adds $67–$150/month to your actual carrying cost. Always ask the seller for a copy of their most recent Polk County property tax bill so you can see the actual CDD line item.
Solivita’s amenity footprint is genuinely unusual. Most 55+ communities have one clubhouse. Solivita has two full-sized amenity centers, multiple neighborhood centers, and a commercial area called Solivita Village that includes a restaurant, café, bank, salon, and pharmacy — all accessible by golf cart.
The Riviera Spa and Fitness Center features an indoor lap pool, outdoor resort pool, resistance pool, full fitness equipment, and spa services. The Palms amenity center includes a second indoor pool, additional fitness spaces, and event facilities. Tennis, pickleball (multiple courts), softball, bocce, racquetball, and croquet round out the outdoor sports footprint.
The Stonegate Golf Club offers two 18-hole championship courses plus practice facilities and an aquatic driving range. Membership is optional — you can buy in Solivita without ever playing golf — but the presence of two courses is a defining feature of the community’s identity and informs its culture.
200+ resident-run clubs. Solivita’s club culture is its most-cited differentiator. Residents organize clubs for everything from woodworking to line dancing to astronomy. For buyers moving from smaller communities or suburban neighborhoods where social infrastructure doesn’t exist, Solivita’s built-in social ecosystem is a genuine quality-of-life upgrade. For introverts or buyers who prefer smaller, quieter communities, the density and volume of organized activity can feel overwhelming during tours — it’s worth asking a current resident how the activity level plays in daily life.
Poinciana is not a suburban amenity environment. Solivita creates its own self-contained world — but exit the gates and you are in Poinciana, a fast-growing but still-developing community with limited high-end dining, limited walkable retail, and limited specialty medical. Buyers used to Sarasota, Naples, or suburban Virginia with mature commercial corridors should test-drive the area on a weekend before committing. Publix is close. A specialist physician may be 30+ minutes away.
The CDD varies significantly by phase. Early phases (2000–2008) tend to have higher remaining CDD debt because the bond was larger and is still being paid down. Later phases (2015+) sometimes have lower annual assessments or CDDs that matured sooner. If you are comparing two similar Solivita homes at similar prices, look at their respective CDD line items — the difference can be $400–$600/year.
New construction and resale compete directly. Taylor Morrison continues to build new phases in Solivita, which means buyers are choosing between a new home with builder warranties and a 2008 resale that may have been through two owners. The new construction pricing has risen substantially — older resale homes often offer better value per square foot while carrying a higher CDD burden. Run both scenarios through the all-in cost model before deciding.
Golf-cart accessible pharmacy and farmers market are real. The on-site pharmacy that delivers to your door and twice-weekly farmers market are not marketing language — they are functioning amenities that current residents cite consistently as day-to-day quality-of-life features. For buyers managing chronic conditions who prefer convenience, this is a genuine differentiator.
Altitude: zero. Central Florida is flat. Solivita sits at approximately 75 feet elevation. Buyers from Colorado, the Northeast, or the Pacific Northwest sometimes underestimate the psychological impact of flat terrain and summer heat/humidity. Visit in July, not February, before deciding this is where you want to live permanently.
| Walt Disney World | ~25 minutes north via US-17/92 or US-192 |
| Downtown Orlando | ~35–40 minutes north via US-17/92 — longer during rush hour |
| Orlando International Airport | ~35–40 minutes via Florida Turnpike |
| Poinciana Medical Center | ~10 minutes — closest hospital, Level III |
| AdventHealth Kissimmee | ~20 minutes — full-service hospital |
| Orlando Regional Medical Center | ~40 minutes — Level I trauma center, downtown Orlando |
| Lake Nona Medical City | ~45 minutes via Florida Turnpike |
| Gulf Coast (Tampa/Sarasota) | ~90 minutes west |
| Atlantic Coast (Cocoa Beach) | ~70 minutes east via Beachline |
We can run your Solivita CDD analysis, Polk County tax math, and true all-in monthly cost before you schedule any tours.