Struggling to choose between Solterra and Windsor at Westside for your short-term rental strategy? You’re not alone. Investors often weigh location, amenities, and ongoing costs, all while trying to match the right guest profile. In this guide, you’ll learn how each community fits different goals, what costs to model, and how to pressure-test revenue assumptions before you buy. Let’s dive in.
Who each community fits
- Solterra: Best if you want a resort-style guest experience that supports higher average daily rates (ADR) and longer family stays.
- Windsor at Westside: Best if you want competitive entry pricing, steady occupancy, and a central Kissimmee location that appeals to value-focused travelers.
- Hybrid use: Both can work if you plan owner stays plus rental income. Let guest profile and HOA flexibility guide your choice.
Location and demand drivers
Solterra (Davenport)
Solterra sits on the Davenport side of the Orlando market with convenient access to ChampionsGate and south I-4. You’re typically a bit farther from Walt Disney World than Kissimmee neighborhoods, but many guests trade a slightly longer drive for stronger on-site amenities. Demand is fueled by Orlando’s year-round tourism, winter and spring peaks, and family groups seeking a resort feel.
Windsor at Westside (Kissimmee)
Windsor at Westside is in Kissimmee, often marketed as closer to the US-192 corridor and central to Disney-area attractions. The location appeals to guests who prioritize convenience and lower nightly rates. It also attracts longer-stay visitors who plan to spend most days at the parks or shopping rather than at the community amenities.
Amenities that drive bookings
Solterra: Resort experience
Solterra is positioned as a resort-style gated community with a large clubhouse and water features like a lazy river and slides, plus fitness facilities and on-site food options. Guests who book here often want the “stay-and-play” experience that keeps families entertained between park days. This package helps justify higher ADR for similar bedroom counts.
Windsor at Westside: Value and convenience
Windsor at Westside offers a master-planned community setting with a clubhouse, community pools, playgrounds, sports courts, and walking trails. Amenities can be more spread out and community-oriented. Many homes include private screened pools. The draw is value and location, which can boost occupancy while keeping rates competitive.
Home types and sizes
Solterra inventory
- Floor plans: Often 3 to 7 bedrooms.
- Sizes: Roughly 1,800 to 4,000+ square feet.
- Features: Many homes include private screened pools, game rooms, and modern finishes, with newer phases offering upscale interiors.
Windsor at Westside inventory
- Floor plans: Commonly 3 to 6 bedrooms.
- Sizes: Frequently around 1,400 to 3,200 square feet.
- Features: Many homes include private pools; some older models may not have pools, which can be added during renovation depending on HOA rules.
Ownership costs to model
Build a full cost model before you compare cash flow between communities. Key categories include:
- HOA and amenities: Resort-style amenities typically come with higher HOA fees. Expect different ranges by subneighborhood. Review the latest HOA budget, reserve funding, and any special assessments.
- CDD fees: Many Central Florida communities include separate Community Development District charges on the county tax bill. Check the Polk County Property Appraiser for Solterra and the Osceola County Property Appraiser for Windsor at Westside addresses.
- Property taxes: Use current county tax records as a baseline for comparable homes, and remember assessed values can change after a sale.
- Insurance: Florida homeowner and wind/hurricane insurance can be high. Get quotes early and ask about flood zones, catastrophe deductibles, and wind mitigation credits.
- Utilities: Pool heating and air conditioning are big line items for STRs. Confirm what local guests expect and how you’ll price pool heat.
- Maintenance and reserves: Plan 8 to 15 percent of gross rental revenue for repairs and replacements. Budget separately for capital items like pool equipment and HVAC.
- Property management: Full-service STR management often ranges from 20 to 35 percent of booking revenue. Fees vary by services included.
- Turnovers and linens: Cleaning is usually guest-paid via a separate fee, but high turnover can increase owner costs for consumables and replacements.
Performance positioning and comps
Accurate projections depend on matched comps over the last 12 to 24 months. Use analytics providers to study ADR, occupancy, RevPAR, and seasonality for both communities and for your target bedroom count.
- ADR: Solterra’s resort package typically supports higher ADR for the same bedroom size compared to value-oriented communities.
- Occupancy: Windsor at Westside often sees stable occupancy at lower rate points due to its central Kissimmee location and broader demand.
- RevPAR: Compare both ADR and occupancy to see which combo wins for your model.
Solterra pricing tendencies
Families who plan to use on-site amenities may book longer stays during breaks and holidays. If your strategy is to deliver a premium experience, Solterra can justify higher ADR, provided you invest in furnishings and features that match guest expectations.
Windsor at Westside tendencies
Value-focused travelers often prefer Windsor at Westside for location and price. Owners who optimize pricing and operations can achieve solid occupancy, which helps smooth seasonality.
Seasonality to expect
Orlando is a year-round market with strong peaks. Expect higher demand in winter holidays, spring break, and summer. Conventions, tournaments, and special events can temporarily lift ADR and occupancy. Proximity and drive time to event venues influence what guests will pay.
Decision framework
- Define your objective
- Maximize cash flow and occupancy? Maximize ADR with a premium product? Balance owner use with rental income?
- Run matched comps
- Pull ADR, occupancy, and RevPAR for 3 to 7 bedroom homes in both communities. Compare at least 12 months of data to capture seasonality.
- Build the full cost model
- Include the purchase price, mortgage, property tax, HOA, CDD, insurance, utilities, management, cleaning, maintenance reserves, vacancy, and capital reserves.
- Confirm the rules
- Review HOA CC&Rs for rental allowances, minimum stays, management approvals, parking, and pool safety. Check city and county registration and tax requirements.
- Align to guest profile
- Resort-seeking family groups that value on-site water features and an integrated clubhouse lean toward Solterra.
- Value-conscious travelers focused on location and nightly rate often align with Windsor at Westside.
- Plan operations
- Consider manager availability, maintenance access, and guest support needs in each community.
- Think exit and value
- Review resale activity and how turnkey vacation product is valued locally.
Sample scenarios
- Scenario A: You want a family-focused premium STR and can support higher acquisition and HOA/carry costs. Prioritize Solterra and design a standout amenity set to support higher ADR.
- Scenario B: You want a lower-cost entry with stable occupancy and a central Kissimmee location. Prioritize Windsor at Westside and optimize with value pricing and efficient operations.
10-minute checklist before you buy
- Request the latest HOA documents, CC&Rs, and rental addendums for the specific address.
- Review HOA budgets for reserves, recent special assessments, and amenity staffing levels.
- Pull the county tax bill to identify CDD charges and current assessed value.
- Confirm local STR registration, business tax receipts, and tourist tax requirements in Osceola or Polk.
- Get insurance quotes including wind/hurricane coverage and flood, if applicable.
- Price out utilities with pool heat assumptions and review HVAC age and condition.
- Collect 12 to 24 months of matched comps for your bedroom count.
- Gather property management proposals and compare fees and services.
- Build a conservative cash flow model using ADR × occupancy × 365.
- Stress test for seasonality and a vacancy buffer.
Work with a bilingual advisor
Choosing between Solterra and Windsor at Westside is about fit, not hype. When you match guest profile, revenue potential, and ownership costs, the right answer becomes clear. Our bilingual team guides you through comps, HOA reviews, cost modeling, and manager selection, so your first year of ownership is smooth and predictable.
Ready to compare addresses and run the numbers side by side? Connect with the resort-market experts at Pristine International Realty for a custom plan and introductions to trusted managers and lenders. Request a Free Consultation (English / Português) via WhatsApp.
FAQs
Distance to Disney for Solterra vs. Windsor at Westside
- Solterra is typically a bit farther from Disney than Kissimmee neighborhoods like Windsor at Westside, which is often marketed as more central to the attractions.
STR rules for Kissimmee and Davenport properties
- Check city and county registration, business tax receipts, tourist tax, and safety requirements in Osceola (Kissimmee) or Polk (Davenport), plus HOA rental rules for each community.
HOA and CDD fees comparison for both communities
- Resort-style amenities at Solterra usually mean higher HOA dues, while both areas can carry separate CDD fees listed on county tax bills; verify for the specific property.
Expected property management fees in the Orlando resort corridor
- Full-service STR management commonly runs 20 to 35 percent of booking revenue, with variations based on services and scale.
ADR expectations for resort vs. value communities
- Resort-style properties like Solterra often support higher ADR for similar bedroom counts, while Windsor at Westside tends to trade rate for higher occupancy potential.
Insurance and tax planning in Osceola vs. Polk County
- Obtain Florida homeowner and wind/hurricane quotes and review county tax records for each property; costs vary by assessed value, coverage, and location.
