All 31 active adult communities across Orange, Osceola, Lake, and Polk counties. Solivita, Twin Lakes, Del Webb Sunbridge, Kings Ridge, Trilogy Orlando, VillageWalk at Lake Nona, Del Webb Oasis, and every community in between. CDD math done right. County tax comparison. The true all-in monthly cost nobody else publishes.
The Orlando market is the most geographically fragmented 55+ market in Florida. Communities span four counties with meaningfully different tax rates, CDD structures, and healthcare access. Understanding which zone a community sits in — not just that it’s “near Orlando” — is the first thing serious buyers need to know.
HOA · County tax rate · Insurance estimate · CDD status · All-in monthly at $400K — every community in one table
The county a community sits in matters more in Central Florida than almost anywhere else in the state. A $450,000 home in Polk County costs $500–$800/year more in property taxes than the same home in Lake County — before exemptions. Over 20 years, that gap exceeds $10,000–$16,000 in after-tax dollars.
Central Florida was built on CDDs — Community Development Districts that financed roads, utilities, and infrastructure through tax-exempt bonds repaid by homeowners over 20–30 years. Multiple communities in this market carry active CDDs. Here is what buyers must know:
Solivita (Polk County), Twin Lakes (Osceola), Del Webb Sunbridge (Osceola), and Tohoqua Reserve (Osceola) all carry active CDD assessments. Heritage Hills, Kings Ridge, and Summit Greens in Clermont have retired or minimal CDDs — this is a meaningful distinction that affects all-in cost by $100–$180/month.
Kings Ridge, Summit Greens, Esplanade at Highland Ranch, Palms at Serenoa, Lakes of Mount Dora, and Royal Harbor carry no significant CDD burden. For buyers comparing Clermont communities to Osceola or Polk communities, this alone can offset a $50–$100/month HOA difference.
For buyers who prioritize healthcare access above all else, the eastern corridor — Lake Nona, St. Cloud, Osceola — has no equal in Central Florida. Lake Nona Medical City is a 650-acre health and life sciences campus that includes:
A VA Medical Center. Nemours Children’s Hospital. UCF College of Medicine. AdventHealth research facilities. A growing cluster of specialty outpatient practices. All within five minutes of VillageWalk at Lake Nona and Gatherings of Lake Nona, and 20–25 minutes from Twin Lakes and Del Webb Sunbridge in St. Cloud.
Del Webb Oasis in Winter Garden and several Kissimmee-area communities sit within 10–15 minutes of Walt Disney World. This gets marketed as a lifestyle benefit. Here is the honest version:
Traffic is real. US-192 and I-4 near Disney are among the most congested corridors in Florida. Buyers who will make daily trips to Apopka, Downtown Orlando, or MCO airport should test their actual commute — not Google Maps on a Tuesday morning. I-4 through the Disney corridor routinely runs 45–60 minutes for a trip that looks like 20 on paper.
Short-term rental pressure on resale values. The Disney corridor has the highest density of short-term rental properties in Florida. This doesn’t affect your 55+ community directly — age restrictions prevent Airbnb use — but the surrounding neighborhoods are saturated with investor-owned vacation rentals, which affects the character of the broader area and can complicate resale to buyers who are sensitive to neighborhood composition.
The fireworks are real. Multiple residents of Del Webb Oasis report that Disney fireworks are visible on clear nights — a genuine lifestyle benefit if that matters to you, and irrelevant if it doesn’t. It comes up enough that it’s worth naming honestly.
We can run your CDD math, county tax comparison, and true all-in monthly cost across multiple Orlando communities before you schedule any tours.
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