No CDD
10 availableCagan Crossings West
Clermont, FL · Lake County
No CDD
Starting at$350,000
1.485 to 1.566 sq ft · 138-145 m²
HOA $200.00
No CDD
~12 km to Disney
New Construction · Florida Homes
Your new home in Florida.
Without a single surprise.
The 13 communities of new homes by Meritage Homes in the Orlando area, with HOA, CDD, real monthly cost, neighborhood map and return projection. Everything on the table before you sign, in your own language, with Carlos Villamil.
0active communities
0no CDD
0entry ticket
$17.60lowest HOA /month
Carlos Villamil · Florida Homes · New Construction Specialist
Licensed Florida real estate agent
English, Portuguese and Spanish
Data verified on October 30, 2026
No cost to the buyer
Quick answer
What you need to know before choosing
Summary in 20 seconds
Meritage Homes has 13 communities in the Orlando Division, with homes from $259,100 a $509,610 e 1.269 to 3.756 sq ft (118 to 349 m²). 5 have no CDD, 2 have natural gas e 4 include internet in the HOA fee. The lowest fixed monthly cost is Hillside Groves ($82.00/month of HOA + CDD) and the lowest entry ticket is Villamar ($259,100).
Builder list prices, checked on October 30, 2026. HOA and CDD fees per the official Meritage Homes material for the Orlando Division. Values subject to change.
Interactive map
Where each community is
Click a community in the list to center the map. The gold dots mark Disney, MCO airport and Downtown Orlando, the three hubs that most influence appreciation and rental demand.
Decide by criterion
The rankings that matter to your wallet
No community wins at everything. See who leads in each criterion and choose by what matters in your case.
Lowest fixed monthly cost
HOA + CDD combined, per month.
Lowest entry ticket
Builder's starting list price.
Closest to Disney
Approximate straight-line distance.
No CDD, 5 communities
Cagan Crossings West · Cyrene at Minneola · Manor Oaks · Mount Plymouth Greens · Hillside Groves
No infrastructure assessment in the property tax.
Internet included, 4
Cyrene at Minneola · Crosswinds · Hamilton Bluff · Wynnstone
Savings of US$ 60 to US$ 90 per month.
The 13 communities
Choose by city, by cost or by return
No CDD
10 available
No CDD
3 availableCyrene at Minneola
Minneola, FL · Lake County
No CDDInternet included
Starting at$440,000
1.483 to 2.601 sq ft · 138-242 m²
HOA $185.00
No CDD
~27 km to Disney
8 availableThe Reserve at Hammock Oaks
Lady Lake, FL · Lake County
Starting at$265,000
1.269 to 2.828 sq ft · 118-263 m²
HOA $94.00
CDD $96.72
~68 km to Disney
5 availableCrosswinds
Haines City / Davenport, FL · Polk County
Internet included
Starting at$280,000
1.269 to 2.828 sq ft · 118-263 m²
HOA $51.54
CDD $218.16
~29 km to Disney
No CDD
4 availableManor Oaks
Groveland, FL · Lake County
No CDDNatural gas
Starting at$358,420
1.708 to 2.828 sq ft · 159-263 m²
HOA $142.00
No CDD
~50 km to Disney
No CDD
2 availableMount Plymouth Greens
Sorrento, FL · Lake County
No CDD
Starting at$509,610
1.988 to 3.756 sq ft · 185-349 m²
HOA $176.00
No CDD
~46 km to Disney
No CDD
4 availableHillside Groves
Howey-in-the-Hills, FL · Lake County
No CDD
Starting at$398,110
1.631 to 2.828 sq ft · 152-263 m²
HOA $82.00
No CDD
~41 km to Disney
6 availableThe Reserve at Twin Lakes
St. Cloud, FL · Osceola County
Natural gas
Starting at$379,990
1.708 to 2.828 sq ft · 159-263 m²
HOA $90.00
CDD $130.46
~38 km to Disney
9 availableHamilton Bluff
Lake Hamilton, FL · Polk County
Internet included
Starting at$279,990
1.269 to 2.631 sq ft · 118-244 m²
HOA $51.66
CDD $208.43
~38 km to Disney
13 availableVillamar
Winter Haven, FL · Polk County
Starting at$259,100
1.269 to 2.631 sq ft · 118-244 m²
HOA $17.60
CDD $183.98
~50 km to Disney
7 availableWynnstone
Davenport, FL · Polk County
Internet included
Starting at$312,920
1.269 to 2.828 sq ft · 118-263 m²
HOA $54.28
CDD $233.00
~22 km to Disney
6 availableThe Meadow at Crossprairie
St. Cloud, FL · Osceola County
Starting at$387,000
1.566 to 2.828 sq ft · 145-263 m²
HOA $94.00
CDD $96.72
~31 km to Disney
12 availableSprings at Lake Alfred
Lake Alfred, FL · Polk County
Starting at$280,000
1.269 to 2.631 sq ft · 118-244 m²
HOA $29.16
CDD $116.62
~32 km to Disney
Why Meritage
A more efficient home is a better asset
What the builder includes as standard changes the cost of owning the home, and that shows up in the investor's cash flow and in the comfort of whoever lives there.
Spray foam insulation
Reduces air infiltration, blocks the Florida heat and lowers the energy bill.
Concrete block
A stronger structure, better for insurance and hurricanes, with a reinforced slab.
ENERGY STAR certification
Every home meets the federal high-efficiency standard.
M.Connected Home
Smart thermostat, lock and garage, video doorbell and USB-C outlets.
Everything included
Stainless steel appliances, dishwasher, washer and dryer, blinds and pavers.
Lower operating cost
Sealed ducts, Low-E windows, MERV 13 filters and LED lighting throughout.
Market context
Why Central Florida
The Orlando metro area is among those receiving the most new residents in the United States, and the counties where these communities are, Polk, Osceola and Lake: rank at the top of the state's population growth. More people arriving means more demand for housing, rentals and services.
- Polk County: 874.790 residents in the July 2025 estimate, versus 725.042 in the 2020 Census, a rise of about 20%.
- Osceola, Sumter, Flagler, Polk and Lake were the five fastest-growing counties in Florida between 2020 and 2024.
- Median sale price in the Orlando metro area: US$ 410.758 in April 2026 (Orlando Regional Realtor Association).
- Median rent in the city of Orlando: US$ 2.087/month in April 2026 (Realtor.com).
Sources: U.S. Census Bureau QuickFacts (Polk County, Jul/2025); ClickOrlando reporting on 2020-2024 Census data; Orlando Regional Realtor Association via Maxlife Realty; Realtor.com. Data compiled on October 30, 2026: confirm updated figures before any decision.
Concierge
Ask the way you would ask an agent
The office concierge answers right away, with the real data of this site, HOA, CDD, prices, floor plans, schools and distances of every community. No form, no waiting. And whenever you want, Carlos Villamil himself joins the conversation in one click.
The digital concierge uses only the data published on this site. Availability, delivery times and monthly incentives are confirmed personally by Carlos Villamil.
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Message on WhatsAppToday's inventory
89 homes available right now
89 are already move-in ready, starting at $259,100. These are real homesites, with address, floor plan and list price, click any home to talk to me about it.
Move-in ready
$259,100
3924 Giorgio Drive
Winter Haven, FL · 138 m² Everglade plan · MLS TB8502451
Winter Haven, FL · 138 m² Everglade plan · MLS TB8502451
3 beds2 baths1.483 sq ft2 car garage
See photos and details →
Move-in ready
$265,000
887 Sunshower Dr.
Lady Lake, FL · 138 m² Everglade plan · MLS TB8497866
Lady Lake, FL · 138 m² Everglade plan · MLS TB8497866
3 beds2 baths1.483 sq ft2 car garage
See photos and details →
Move-in ready
$279,990
3377 Linger Lane
Lake Hamilton, FL · 138 m² Everglade plan · MLS TB8540266
Lake Hamilton, FL · 138 m² Everglade plan · MLS TB8540266
3 beds2 baths1.483 sq ft2 car garage
See photos and details →
Move-in ready
$280,000
5162 Green Belt Drive
Haines City / Davenport, FL · 139 m² Bluebell plan · MLS TB8542532
Haines City / Davenport, FL · 139 m² Bluebell plan · MLS TB8542532
3 beds2 baths1.491 sq ft2 car garage
See photos and details →
Move-in ready
$280,000
730 Impala Road
Lake Alfred, FL · 118 m² Denali plan · MLS TB8558294
Lake Alfred, FL · 118 m² Denali plan · MLS TB8558294
3 beds2 baths1.269 sq ft2 car garage
See photos and details →
Move-in ready
$312,920
5133 Native Mile Loop
Davenport, FL · 118 m² Denali plan · MLS TB8546820
Davenport, FL · 118 m² Denali plan · MLS TB8546820
3 beds2 baths1.269 sq ft2 car garage
See photos and details →
Move-in ready
$350,000
16258 Bird of Paradise Avenue
Clermont, FL · 138 m² Calistoga I plan · MLS TB8540261
Clermont, FL · 138 m² Calistoga I plan · MLS TB8540261
3 beds2 baths1.485 sq ft1 car garage
See photos and details →
Move-in ready
$358,420
26144 AZALEA OAK CR
Groveland, FL · 157 m² Daphne plan · MLS TB8538475
Groveland, FL · 157 m² Daphne plan · MLS TB8538475
3 beds2 baths1.695 sq ft2 car garage
See photos and details →
Who takes care of you
One person, not a call center
The person who answers your WhatsApp is the same one who walks the homesite with you. I serve clients in English, Portuguese and Spanish, and I follow through from the first number to the key handover, even with you outside the United States.
- No cost to the buyer: the commission is paid by the builder.
- Documents before promises, HOA rules and CDD estimate in writing.
- International investor: financing for foreign buyers, LLC, accountant and attorney.
Direct service
Get the full list with prices, incentives and move-in ready homes
In under 60 seconds you tell me your goal and I build a comparison of the communities that fit your case, with HOA, CDD, total monthly cost and return projection.
- Personalized comparison of all 13 communities
- HOA document with the rental policy
- Current builder incentives
- Financing simulation (including for foreign buyers)
✓
Got it! Now it's on me.
I opened WhatsApp with your summary. If it does not open automatically, use the buttons below.
Frequently asked questions
Questions every buyer has
How many Meritage Homes communities are in the Orlando Division?
There are 13 communities active in the Orlando Division, spread across Lake County, Polk County and Osceola County, with homes from $259,100 to $509,610 and 1.269 to 3.756 square feet.
Which Meritage Homes communities have no CDD?
5 of the 13 communities have no CDD: Cagan Crossings West, Cyrene at Minneola, Manor Oaks, Mount Plymouth Greens, Hillside Groves. No CDD means there is no infrastructure assessment built into the property tax, which lowers the total monthly cost and improves the investor's cash flow.
Which community has the lowest HOA?
Villamar, in Winter Haven, with an HOA of $17.60 per month. Counting HOA + CDD together, the lowest fixed monthly cost is Hillside Groves, at $82.00 per month.
What is the difference between HOA and CDD?
The HOA (Homeowners Association) is the monthly fee of the homeowners association, covering common areas, pool and landscaping. The CDD (Community Development District) is the assessment that pays for the neighborhood infrastructure (streets, water, sewer, lighting) and is billed with the property tax, usually for 20 to 30 years.
Can I rent out the home I buy?
Rental policy is set by each community's HOA rules and, for short-term rentals, also by city zoning. Before any reservation we send the official HOA document with the rental clause in writing.
Can a foreigner buy and finance a home in Florida?
Yes. Non-resident foreigners can buy property in the United States without a residence visa. Foreign National Loans usually require 30% to 35% down, with underwriting based on documents from the country of origin.
Why buy a new Meritage Homes home?
The homes are built in concrete block, with spray foam insulation, sealed ducts, Low-E windows, MERV 13 filters and ENERGY STAR certification, plus M.Connected Home smart technology and included appliances. That lowers the energy cost and the maintenance cost over time.