Are you trying to figure out what the Solterra Resort HOA fee actually pays for and how it affects your monthly budget? You are not alone. If you are buying from out of state or overseas, it can be hard to compare apples to apples across homes and communities. In this guide, you will learn what HOA fees in a resort-style neighborhood like Solterra typically include, what they do not, how Community Development Districts (CDDs) fit in, and how to build a realistic monthly carrying-cost estimate. Let’s dive in.
How Solterra HOA fees are structured
Solterra is a resort-style, planned community in Davenport. Communities like this often use a layered model. That means there can be a Master Association for community-wide amenities and one or more neighborhood or phase associations. Each layer can have its own fee. Always confirm the exact structure for a specific property in the CC&Rs and the resale disclosure package.
Master and neighborhood fees
A Master Association typically maintains big-ticket items such as the clubhouse, resort pools, fitness center, entry features, and common landscaping. A neighborhood or phase association, when present, may handle items closer to the homes in that section. Your monthly obligation could include both a master fee and a neighborhood fee if the property is in a sub-association. Verify these details in the governing documents, budget, and resale certificate.
Community Development Districts
Many Davenport-area resort communities also sit within a Community Development District. A CDD finances infrastructure like roads and utilities. CDD assessments are separate from HOA dues and appear as annual line items on the property tax bill or as a separate invoice. These assessments can run for 20 to 30 years. To know whether a Solterra lot has a CDD and the current amount, check the Polk County property tax bill for the specific property or the resale and compliance documents.
Management and billing
HOAs commonly hire a professional management company to collect assessments, manage amenities, and oversee vendors. Your disclosure package should list the management company, current assessments, payment frequency, and any late-fee policies. Ask for contact details so you can set up digital delivery of notices.
What HOA fees usually include
Exact coverage varies by association, but resort communities like Solterra typically allocate dues toward:
- Amenities and operations, including the clubhouse, resort-style pools, fitness center, and play courts.
- Common-area maintenance such as landscaping, irrigation, private roads within the community, sidewalks, and exterior lighting.
- Gate and security operations if applicable, including gatehouse staffing and system upkeep.
- Insurance on association-owned property and liability for common elements. This is not the same as your personal homeowners insurance.
- Professional management, accounting, legal, and administrative costs.
- Reserve contributions for future replacement of major items like pool resurfacing, common-building roofs, fencing, and paving.
Review the current year budget to see the line items and the split between operating and reserves. A healthy reserve line reduces the risk of surprise special assessments.
What fees usually do not include
HOA dues rarely replace your personal housing costs. Expect to pay separately for:
- Interior and exterior maintenance for your home if you own a single-family residence, unless labeled as a maintenance-included product.
- Your homeowners insurance policy and contents coverage.
- Property taxes and mortgage payments.
- Utilities that serve your home such as electricity and water or sewer.
- Trash service and bulk internet or cable unless the community has a bulk agreement. Practices vary, so confirm whether Solterra includes these services or offers optional bulk rates in the resale package.
If your home has a private pool, budget for pool servicing unless an association service covers it. Also ask whether lawn care is an owner responsibility or included in a neighborhood-level fee.
How to estimate your monthly carrying cost
To compare properties, use a simple structure that adds monthly values. This helps you see the true cost beyond the mortgage.
- Monthly HOA master fee
- Monthly neighborhood or sub-association fee
- Monthly equivalent of any CDD assessment (annual amount divided by 12)
- Property taxes per month (annual amount divided by 12)
- Homeowners insurance per month (annual amount divided by 12)
- Mortgage principal and interest
- Electric and water or sewer
- Trash and recycling if not included
- Internet and cable if not included
- Lawn and pool maintenance if owner-paid
- Any special assessments while active
- Property management if you are remote or plan to rent
- A contingency for repairs and savings
Quick worksheet
Copy and fill this checklist for a specific property:
- Purchase price: __________
- Monthly mortgage P&I: __________
- HOA master fee (monthly): __________
- Neighborhood/sub-association fee (monthly): __________
- Monthly equivalent CDD assessment (annual CDD ÷ 12): __________
- Annual property tax ÷ 12: __________
- Homeowners insurance (annual ÷ 12): __________
- Electric (monthly average): __________
- Water/sewer (monthly average): __________
- Trash/recycling (monthly): __________
- Internet/cable/phone: __________
- Lawn/pool maintenance (if not included): __________
- HOA special assessment (monthly equivalent if applicable): __________
- Property management fee (if renting or remote owner): __________
- Contingency for repairs/savings (5–10% of monthly costs): __________
Monthly carrying cost (sum): __________
Sample calculation
The numbers below are illustrative only; verify with the HOA, CDD records, and your lender.
- HOA master fee: 200
- Neighborhood fee: 150
- CDD assessment: 2,200 per year, which is about 183 per month
- Property taxes: 6,000 per year, which is 500 per month
- Homeowners insurance: 2,400 per year, which is 200 per month
- Mortgage P&I: 1,900 per month
- Electric: 250 per month
- Water/sewer: 80 per month
- Trash: 30 per month
- Internet/cable: 75 per month
- Lawn/pool service: 150 per month
- Special assessment: 0
- Property management: 200 per month
- Contingency reserve: 150 per month
Estimated monthly total: about 4,068
This example shows how HOA dues and a CDD, when present, can add up alongside taxes, insurance, and utilities. Seeing the full picture helps you pick a property that fits your goals and budget.
Documents to request before you buy
Ask the seller or association for these items. They reveal both today’s costs and the risk of future increases.
- Current year HOA budget and audited financials. See where dues go and whether reserves are funded.
- Latest reserve study. Understand timelines for major replacements and the target reserve balance.
- Meeting minutes for the past 12 to 24 months. Spot upcoming projects or fee discussions.
- CC&Rs, bylaws, and rules and regulations. Confirm rental rules, architectural controls, and use restrictions.
- Resale certificate or disclosure package. Verify the exact dues, unpaid balances, and any approved assessments.
- Association insurance declaration page. Clarify what the HOA insures versus your responsibility.
- Management contract and contact details. Know who to call and how billing works.
- Record of special assessments in the last five years and any pending items.
- CDD documents, including the current annual assessment and bond schedule if applicable. Cross-check the Polk County tax bill.
Reviewing these documents is the best way to avoid surprises after closing, especially if you are buying from afar.
What can change your fees over time
HOA fees are not static. Boards can adjust the budget to reflect higher vendor costs, insurance premiums, or utility rates. Reserves may need to increase if a reserve study recommends higher funding.
Special assessments are also possible for unplanned repairs or underfunded capital projects. Ask for a multi-year history of dues and any recent or pending assessments. Well-documented reserves and transparent minutes are encouraging signs.
Tips for out-of-state and international buyers
Buying a resort home from outside Florida or the United States adds a few extra steps. Plan ahead so your numbers stay accurate and your closing stays on track.
- Financing. Non-resident loans often require larger down payments and may carry higher interest rates. Get pre-approved early and make sure the lender includes HOA dues, any CDD, taxes, and insurance in your qualification.
- Currency and timing. Exchange rates can move. Consider ways to lock rates or reduce timing risk when funding your down payment and reserves.
- Property management. If you will not be local, line up a property manager for routine maintenance, rental management if desired, and HOA communications. Include this cost in your worksheet.
- Rental rules. Resort communities near Orlando often allow short-term rentals, but rules vary. Confirm policies in the CC&Rs and local regulations before you underwrite rental income.
- Communication and language. Request digital delivery of HOA notices and provide a reliable U.S. mailing address. If you prefer Portuguese, ask whether the management company offers multilingual support.
Next steps
If Solterra fits your lifestyle or investment plan, build your carrying-cost worksheet for a specific address, then request the full resale and CDD documents. Review the budget, reserves, and minutes. Confirm rental rules and management options if you plan to rent. When you are ready, our bilingual team can guide you through the numbers and connect you to vetted lenders, managers, and design partners.
Have questions or want a property-by-property cost breakdown for Solterra and nearby communities? Contact Pristine International Realty to Request a Free Consultation (English / Português) via WhatsApp. We will help you compare options, verify fees, and set up a smooth closing.
FAQs
What do Solterra HOA fees typically cover for owners?
- They usually fund amenities, common-area landscaping and lighting, gate operations if applicable, association insurance for common elements, professional management, and reserves. Confirm the exact line items in the current budget.
Are trash and internet included in the Solterra HOA dues?
- Practices vary by community and phase. Check the resale package or ask the management company whether trash service and any bulk internet or cable agreement are included or optional.
Is there a CDD at Solterra and how do I find the amount?
- Many local resort communities use CDDs. To confirm for a specific property, review the Polk County property tax bill and the resale or compliance certificate, which list any CDD assessments.
Can the HOA increase dues or levy a special assessment?
- Yes. Boards can adjust budgets and, when authorized by governing documents, approve special assessments. Review CC&Rs for procedures and read recent meeting minutes for any planned changes.
What documents should I review before making an offer at Solterra?
- Request the current budget, audited financials, reserve study, meeting minutes, CC&Rs and rules, the resale certificate, the association’s insurance declarations, CDD details, and a history of special assessments.
How should international buyers plan for financing and payments?
- Get pre-approved with a lender familiar with non-resident loans, account for HOA and CDD in your debt ratio, plan for currency transfer timing, and set up digital communication with the HOA and your property manager.
