Solivita

Solivita has two separate monthly fees. The HOA fee ($165-$205/month depending on lot size) covers all lawn maintenance including mowing, edging, fertilization, pesticides, tree and shrub trimming, mulching, and irrigation — as well as basic cable and 24-hour manned gate security. The Club fee ($195/month per household) gives your household access to all community amenities: all 14 heated pools, 2 gyms, all fitness and dance classes, 17 pickleball courts, 9 tennis courts, bocce ball, softball, and all 200+ resident clubs. Combined you are looking at roughly $360-$400/month depending on your lot. Golf at Stonegate Golf Club is an optional membership charged separately. The CDD (Community Development District) fee is assessed annually as part of your property tax bill, not as a monthly HOA charge. Get the current CDD balance and annual assessment from the seller's disclosures before closing — it can add several hundred dollars per year to your cost of ownership.

Solivita is governed under the federal Housing for Older Persons Act (HOPA), which requires at least 80% of occupied units to have at least one resident aged 55 or older. At least one person in your household must be 55+. A younger spouse can live with you. Children and grandchildren are welcome as guests but cannot be permanent residents. The HOA requires an application with a $50 fee to verify age qualification before closing. Enforcement is real — the HOA conducts periodic age verification surveys to maintain HOPA certification. Any tenant renting a Solivita home must also meet the 55+ requirement for at least one occupant.

Rentals are permitted but with meaningful restrictions. Solivita limits each property to a maximum of two leases in any 12-month period. This effectively eliminates short-term vacation rentals (Airbnb/VRBO-style). Any tenant must comply with all community rules, including the 55+ age requirement for at least one occupant. You must register the rental with the HOA in advance. If you plan to spend extended time elsewhere, the two-lease limit means you can sublet seasonally once or twice a year but not continuously. Verify current rental rules with the Solivita HOA directly before buying with rental income as a primary motive — the governing documents can be amended.

The honest answer is mixed. Homes in Solivita have appreciated in absolute price terms since the community opened in 2000, and strong years like 2021-2022 pushed values up sharply with the rest of the Florida market. However, Solivita resales typically sit longer than comparable non-age-restricted homes — average days on market runs 80-115 days compared to 55-60 days nationally, and homes frequently sell approximately 4% below asking price. The restricted buyer pool (at least one occupant must be 55+) is structurally narrower than a standard single-family neighborhood. Current resale prices range from roughly $220K for small homes in original condition up to $550K+ for larger updated floor plans on premium lots. Do not underwrite Solivita with the same appreciation assumptions you would use for a non-age-restricted home in Kissimmee or Celebration — the liquidity discount is real.

These two communities compete for the same buyer but are different products. Four Seasons at Orlando targets a higher price point — homes start in the $400Ks and go into the high $600Ks — and is a much smaller community. Solivita offers lower entry-level price points (resale down to the low $200Ks) and significantly more amenities: two championship golf courses versus none at Four Seasons, 17 pools versus one resort-style pool, 200+ clubs, and three restaurants. The tradeoff is Solivita scale — 5,900 homes — means more traffic and a less intimate feel. If budget allows and you prefer a quieter, newer community closer to Disney with a tighter footprint, Four Seasons is worth touring. If maximum amenities per dollar with 24 years of established programming is the priority, Solivita is the stronger value.