Citrus Ridge

It is not open yet. The builder has a community page up for Citrus Ridge with two floor plans on it, around 1,673 and 1,758 square feet, each three bedroom and two and a half bath, and both of them read Call for Information rather than carrying a price. Pricing has not been posted, there is no model or sales centre at the community, and no standing inventory is listed, all read in October 2026. We will not print a price that has not been posted, and you should treat any figure you find on a listing aggregator with real suspicion here, because a different and already completed rental townhome community a few miles away shares almost the same name. Ask for a written price sheet with a date on it.

No, and this is the most useful thing on the page. Davenport is the postal designation for the mail, but the land itself is in unincorporated Polk County, which we confirmed four separate ways, including that the county's own municipal boundary layer returns no city at all for this site while listing seventeen Polk municipalities including Davenport. The City of Davenport is roughly twelve miles away in a straight line and had no role in approving this subdivision. Polk County did. The practical consequence is money: the millage that applies out here totals about 12.90 mills on the current proposed roll, against about 19.36 for an address inside the city limits. That gap of roughly 6.43 mills is worth about $643 a year for every $100,000 of taxable value.

It is approved and the entitlement is finished rather than pending. Polk County recorded the final plat for this subdivision in the middle of 2026, and a recorded plat is the starting gun for a project like this, not a proposal. There is independent corroboration in the county's own records: seventy-nine new parcels now exist under this subdivision, created in 2026, each carrying a legal description that cites the recorded plat. A plat that had only been submitted, or only been recommended by a staff committee, would not produce seventy-nine separately assessed parcels. There is no hearing outstanding and no vote still to come. What has not happened is construction.

Seventy-seven for-sale townhomes, on about seven acres, all on a single street called Arlington Way. They are fee-simple, meaning you own the lot your townhome sits on rather than holding a condominium interest, which is why each of the seventy-seven appears as its own separately assessed parcel in the county records. Trade coverage back in 2024 described seventy-six units in ten two-storey buildings of seven or eight units each, with a hundred and fifty-two parking spaces. The recorded plat and the county roll say seventy-seven addressed lots, so we publish seventy-seven and flag that the earlier figure was a pre-plat estimate. Arlington Way is new enough that it does not yet appear in the county's road or address inventories.

Because Florida assesses property as of the first of January, and on the current roll there is nothing here but platted dirt. A typical lot in this subdivision carries a land value of around three thousand dollars and a proposed tax of about forty-one dollars for the year, with no building value at all. Once a finished townhome is on the roll, the bill is recalculated on the full value of land plus improvement. At the millage that applies here, a taxable value of three hundred and twenty thousand dollars would produce something in the region of four thousand one hundred dollars a year, which is roughly a hundredfold increase on the same parcel. That arithmetic is an illustration at the published millage rather than a forecast, because no price has been published.

Nobody can answer that yet, and that is precisely why you should ask. This postal area is the densest concentration of licensed vacation-rental homes in Central Florida, and the recorded subdivisions within half a mile of Arlington Way are the familiar names of that belt. But whether these particular townhomes may be rented nightly turns on two documents: the county zoning that applies to these parcels, and the community's own governing declaration. The declaration has not been published, and we could not retrieve the zoning designation for these specific parcels. Many newer for-sale communities in this corridor prohibit short-term rental precisely because their neighbours permit it. If your plan depends on the answer, demand the declaration before you put money down.

We queried the federal flood mapping across the entire site rather than dropping a single pin, and exactly one hazard area touches it: an area of minimal flood hazard. The whole site is mapped outside the special flood hazard area, so a federally backed mortgage will not compel you to carry flood cover. Then read the claims record, because it is the more interesting half. Across every federal flood claim ever recorded in this postal area, six of the nine that paid were on properties rated as minimal hazard, which is to say outside the mapped hazard area. Being outside the line means a lender cannot force the policy on you. It does not mean water cannot reach the house, and preferred-risk cover outside the hazard area is comparatively cheap.

Very little activity, concentrated in one recent month. Nine paid claims exist in this postal area across all years on record, totalling about three hundred and eighty-four thousand dollars. The single heaviest month is October 2024 at five of the nine, about 55.6 per cent, and the heaviest calendar year is 2024 at the same five claims and the same 55.6 per cent. Those are two separate measurements and we publish both deliberately, because quoting only one of them misstates how concentrated the losses are; here they happen to coincide only because every 2024 claim in this area fell in that one October. The remaining four are spread across 2012, 2016, 2017 and 2022. For the current year, none recorded through the data freeze.

None appears on the county's current assessment roll for these parcels, where the non-ad-valorem total is zero. In Central Florida that is a genuine and fairly uncommon saving, because nearby master-planned communities routinely carry district assessments of roughly one to three thousand dollars a year per home on top of taxes and association dues. A seven-acre infill carve-out of an existing subdivision is exactly the kind of project that does not get its own district. Two honest caveats. The state's register of special districts was not reachable for us, so this finding rests on the county roll rather than on a registry search. And some charges attach to a dwelling rather than to vacant land, so the county's per-unit fire assessment and waste collection will appear once a townhome exists. Neither of those is a district.

Three things worth knowing, none of which appears in a rendering. A 324-unit apartment complex sits immediately alongside, owned by the rental arm of the same national homebuilder. A retirement community sits immediately to the south, which matters only because you should not conclude from it that these townhomes are age-restricted; they are not. And the wider neighbourhood is the Four Corners vacation-home belt, where the recorded subdivisions around you include the well-known short-term-rental names of this corridor. The community sits inside an existing subdivision platted in the mid-2000s, so the street network and the neighbours are already there. Go and stand on Arlington Way on a Saturday afternoon and see what the traffic and the turnover actually feel like.

Two things, and the first is genuinely unusual. County mapping places this land inside the Green Swamp Area of Critical State Concern, one of a small number of areas the state designates for extra development scrutiny because of what they recharge into the aquifer. We tested that finding twice and checked it against other points along the same highway corridor, which all fall outside, so it is not an artefact of a sloppy query. The caveat matters though: the site sits right on the eastern edge of the mapped area, within a few hundred feet of the boundary, and the mapping is the county's rendition of a state rule rather than a survey. It does not block anything, since the plat is recorded. The land also sits within a ridge protection area, and it is high ground by Florida standards, roughly 190 to 210 feet.