Pulte Pays $51.8M for Davenport Site for Next Resort-Style Vacation Home Community

In a landmark transaction for Polk County, national homebuilder PulteGroup has finalized a $51.8 million cash purchase of a 288-acre parcel in Davenport. This acquisition paves the way for the development of a major new resort-style vacation home community, named Aquarama. The deal, which equates to a record-setting price of approximately $180,000 per acre, signals strong institutional confidence in the Central Florida short-term rental market.

Pulte Finalizes a Record-Setting Land Deal

PulteGroup’s subsidiary completed the acquisition of the 288-acre site, located at the intersection of U.S. 17-92 and Ernie Caldwell Boulevard. The seller was Standard Sand & Silica, a company connected to the Carnes family, who have held the land since 1949. The off-market transaction was brokered by Melissa Rodriguez of RockMel Investments, who noted the deal was over two years in the making.

The purchase price stands as one of the most significant in Polk County’s history, not just for its total value, but also for its high per-acre cost for residential land. This underscores the premium value placed on sites suitable for large-scale, short-term rental development.

Land History Provides Context for Development

The site’s journey from family-held agricultural land to a master-planned resort community highlights key development trends in the region. Historically used for citrus farming and sand mining, the property was part of a 1,600-acre assemblage annexed into the City of Davenport in October 2024.

This annexation and subsequent rezoning to a Planned Unit Development (PUD) were critical steps. It transformed the long-vacant land into a designated growth area for thousands of new homes, commercial spaces, and industrial uses. Pulte’s direct approach to acquiring this specific parcel demonstrates a strategic, long-term focus on securing land with the necessary entitlements for vacation rentals.

Aquarama: A 1,000+ Unit Resort Is Planned

Pulte plans to develop its fifth vacation home resort in the area, named Aquarama. The community is entitled to approximately 1,050 to 1,065 vacation homes, establishing it as a significant addition to the market’s inventory.

Home types and specifications

The development plan includes a mix of townhomes and single-family detached homes, catering to different investor price points and guest needs.

• Townhomes: Approximately 350 units are planned.
• Single-Family Homes: The remaining ~700 units will be built on 40-foot and 50-foot wide lots. Floor plans are expected to be large, ranging from 5-bedroom townhomes to 10-bedroom single-family models, all featuring private backyard pools.

Amenities are central to the resort concept

Following Pulte’s successful model in communities like Windsor Cay, Windsor Island Resort, and Windsor at Westside, Aquarama will be heavily amenitized. The goal is to provide a comprehensive vacation experience that drives rental demand and justifies premium rates.

Max Perlman, Pulte’s Vice President of Land Acquisition, confirmed the offerings will be similar to previous projects. Expected amenities include:

• A large-scale clubhouse
• On-site bar and grill
• Fitness center and gaming lounge
• Multiple pools, water slides, and a lazy river
• Splash pads and other water features
• Mini-golf, cornhole, and beach volleyball courts

What This Means for Orlando STR Investors

The development of Aquarama has several direct implications for new and existing investors in the Davenport and greater Disney corridor market.

Validates the Davenport short-term rental zone

Finding land with the correct zoning, scale, and proximity to attractions is exceedingly difficult. Pulte’s massive investment reaffirms Davenport as a premier location for legal and purpose-built short-term rental communities. The city’s infrastructure and location provide convenient access to theme parks, major roadways, shopping, and dining, which are all crucial for guest satisfaction.

Sets a new benchmark for amenities

As new resorts like Aquarama come online with extensive amenity packages, the standard for vacation rental communities rises. Older communities or individual homes without access to such facilities may face increased competition. For investors, this means the amenity package is as important as the home itself when making a purchase decision.

Establishes pricing for future inventory

While final home prices for Aquarama are not yet available, we can look to Pulte’s active Windsor Cay community for a likely range. There, homes with five to ten bedrooms are priced from approximately $523,000 to $880,000. Investors can anticipate similar pricing structures for Aquarama, adjusted for market conditions upon sales launch.

A Clear Timeline for Development Is Established

Pulte has provided a clear, multi-year timeline for the project. During this time, investors can plan accordingly. The company will use both in-house teams and subcontractors for the construction.

• February 2026: Land development and site preparation begin.
• Late 2026: Construction of model homes is expected to start.
• Early 2027: The community’s grand opening and the start of production home construction.

Pulte’s Vision and Future-Focused Investor Insights

This project is more than just another housing development. It’s a calculated move by one of the nation’s top builders, confirming the long-term viability of the Orlando vacation rental market.

For investors, the key takeaways are clear:

1. Location is paramount: The project reinforces the value of properties within legally zoned STR areas with easy access to the attractions corridor.
2. Amenities drive returns: The competition is shifting towards a full resort experience. When evaluating properties, give significant weight to the quality and scale of community amenities.
3. New construction carries a premium: Pulte’s model focuses on delivering a turnkey, modern product designed specifically for the vacation market. Investors should be
   prepared for premium pricing, but can expect a product that is highly attractive to renters.
4. This is a no-residency community: As a purpose-built vacation resort, the homes are not intended for full-time residents. This ensures the entire community maintains a resort-focused atmosphere and will have no impact on local school zoning.

Pulte’s Aquarama project is a significant indicator of where the market is headed. For investors looking to enter or expand their portfolio, this development provides a blueprint for what a successful short-term rental investment looks like in the years to come.

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