That is the first question here, and most buyers do not know they are answering it. Davenport shares one city name across three ZIP codes, and they work nothing alike.
In 33837 you buy a home to live in. In 33896 and 33897 you buy a home built for nightly guests. Get that backwards and it costs you. You either overpay for amenities you will never use, or you buy a house that cannot legally do what you wanted.
Three Markets, One City Name
| Market | Price | Who it suits | Source |
|---|---|---|---|
| 33837, primary homes | $325,000 to $360,000 median | Families and commuters | Stellar MLS and ORRA, 2026 |
| 33896 and 33897, resort | About $496,000 average list | Investors | Stellar MLS, March 2026 |
| All Davenport | $325,000 to $425,000 | Full range | Stellar MLS, 2026 |
That gap between $360,000 and $496,000 is not one market rising. It is two markets sold under one name. For inventory and current conditions, see our current Davenport market conditions.
33837, Where People Actually Live
More than 33,000 full-time residents live here. Bridgewater Crossing, Loma Linda, and similar neighborhoods have schools, HOAs built around residents, and neighbors who stay put.
Most people commute north on US-27 and I-4 toward Kissimmee and Orlando. Polk County taxes run below Orange County, which shows up on your monthly payment. For a lot of buyers relocating from a pricier metro, this is the most affordable real entry point in the area.
Homes here close in about 30 to 45 days once under contract.
33896 and 33897, Where the Rentals Are
Windsor Island, Solterra Resort, and ChampionsGate Resort were built for vacation guests. Pools, lazy rivers, clubhouses, guests checking in every few days. These are homes designed for nightly stays rather than daily living.
A typical Davenport short-term rental grosses $30,000 to $45,000 a year according to AirDNA and AirROI 2026 data. That number sounds better than it is until you count the carry.
These communities stack fees. There is an HOA fee, often a CDD assessment repaying developer infrastructure, and in many cases a mandatory club fee. Together those run $400 to $600 a month or more, on top of your mortgage, taxes, and insurance.
Epic Universe opened in 2025 and pulled more demand into this corridor. New short-term rental listings in the area grew 65% year over year. More supply means the homes that stand out win, so bedroom count and design matter more than they used to. If this is your plan, read our guide to buying a short-term rental property before you tour.
The Third Tier Most Guides Skip
Geneva Landings and Highlands Reserve are gated and do not allow short-term rentals. Buyers here pay for quiet and low density instead of school ratings or nightly income.
These homes trade against a smaller pool of listings. That means thin comps, and thin comps cut both ways. You can overpay, or you can find real value that nobody else priced correctly.
Not Sure Which Market Fits You?
Tell us what you want the house to do. We will tell you which ZIP code and which communities can actually deliver it.
What Your Budget Reaches
Under $360,000 puts you in the primary market in 33837. That is a real home on a real street with neighbors who live there.
Around $496,000 is where the resort average sits. At that level you are buying into a rental community whether or not you plan to rent.
Between those two numbers is where most buyers get confused. You can find resort product below the average and primary homes above it. The price alone will not tell you which market you are in. The HOA documents will.
Verify the School Zone at the Address
Most 33837 addresses fall under Polk County Public Schools, not Orange County. Buyers relocating from Orlando get this wrong often.
Zone assignments can change street to street inside the same community. Davenport School of the Arts is a magnet that draws families specifically, but a nearby address does not guarantee a seat. Confirm the assignment for the exact address with the district before your inspection period closes.
Ask About the CDD Before You Fall for the House
A CDD is a separate annual assessment on top of HOA dues. It pays back the roads, drainage, and utilities the developer financed, and it can run for decades.
Two homes listed at the same price can cost very different amounts each month. One sits inside a CDD. The other does not. Ask for the number in writing, not a range from a sales office.
While you are asking, find out what the HOA covers and whether a fee increase is pending.
Confirm Which County You Are In
Davenport addresses sit near a county line, and the counties do not handle short-term rentals the same way. Permits, licensing, tax filing, and insurance rules all change depending on which side a parcel falls.
A mailing address will not tell you. Confirm the county for the specific parcel, then confirm that county's current rules with the county itself.
The Commute You Are Signing Up For
Davenport sits southwest of Orlando, near the Disney corridor. Most residents drive north on US-27 or I-4. That works, and it is also the thing buyers underestimate.
Drive it on a weekday morning at the hour you would actually leave. Not on a Sunday. The difference between those two trips is the difference between liking your house and resenting it.
What Else to Check Before You Offer
Get an insurance quote on the specific property during your inspection period. Florida underwriting cares about roof age, and a carrier declining late can end a deal that looked finished.
If the home already operates as a rental, ask for booking history and full expense records. A projection is not a record. If a seller cannot produce one, price accordingly.
Look at what else is available before you commit. Browse Davenport listings in your band and see how your shortlist compares.
Working With the Erica Diaz Team
Our Davenport real estate agents confirm school zoning, pull HOA and CDD documents, and check rental approval before you write an offer. We have helped over 1,447 families buy and sell across Central Florida, with 800+ five-star reviews.
We work all three Davenport markets, which means we will tell you when the one you picked is wrong for what you want. If you already own here and are weighing a move, our guide to what your Davenport home is worth covers the other side.
Call 407-904-2702 and tell us your budget and what the house needs to do.
Data sources: Primary market median from Stellar MLS and the Orlando Regional REALTOR Association, 2026. Resort market average list price from Stellar MLS, March 2026. Overall median price range and closing timelines from Stellar MLS reporting via Erica Diaz Team Davenport market data, 2026. Short-term rental gross annual revenue from AirDNA and AirROI 2026 market data. Monthly HOA, CDD, and club fee ranges from community disclosures. Short-term rental listing growth from market tracking, 2025. School zoning, county requirements, HOA rules, and rental approval status change. Confirm all details for a specific address before making an offer.
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