Aquarama Resort Davenport: New Vacation Homes Coming to Central Florida

A major new vacation home resort is taking shape in Davenport, Florida, and it's one that prospective buyers should have on their radar.

Aquarama Resort is a planned community by Pulte Homes, the developer associated with several of Central Florida's popular Windsor vacation home resorts, including Windsor Island and Windsor Cay.

With approximately 288 acres of land and approval for up to 1,065 homes, Aquarama is set to become a substantial addition to the Orlando-area vacation property market.

For buyers looking at new construction near Walt Disney World, it could be an interesting opportunity to explore.

While official home prices, floor plans and full community details have yet to be released, here's what we know so far, what remains to be confirmed and what buyers should consider before making a decision.

What Is Aquarama Resort?

Aquarama is a planned resort-style vacation home development in Davenport, Polk County, Florida.

The project is being developed by Pulte Homes, part of PulteGroup, one of America's largest residential homebuilders.

In January 2026, a PulteGroup subsidiary acquired approximately 288 acres for the development.

The land has approval for up to 1,065 residential properties, including townhomes and detached single-family homes.

Pulte has described the project as following a similar resort concept to Windsor Cay, its vacation home community in Clermont.

That comparison is particularly interesting for buyers familiar with the Windsor resorts, although Aquarama's final homes and amenities should not be assumed to be identical.

Where Is Aquarama Resort Located?

Aquarama is planned near the intersection of US Highway 17-92 and Ernie Caldwell Boulevard in Davenport, Florida.

The development is situated within Polk County, in a part of Central Florida that has experienced considerable residential and vacation-home development.

Davenport is already home to numerous vacation property communities, with other well-known resorts located across the surrounding Kissimmee and ChampionsGate areas.

For prospective buyers, the location provides access to the wider Orlando tourism market while offering an alternative to some of the more established resort communities.

As with any vacation home purchase, the exact driving route to the attractions, nearby amenities and potential traffic should be considered carefully.

It's worth visiting the area in person or arranging a local viewing before making a commitment.

How Many Homes Will Aquarama Have?

Public reporting indicates that Aquarama has approval for up to 1,065 homes.

The proposed development includes a combination of:

• Detached single-family homes.

• Townhomes.

• Different lot sizes for the detached properties.

• A resort-oriented community layout.

The reported detached home lots include 40-foot and 50-foot widths.

However, the final number of homes, floor plans, bedroom configurations and release phases will depend on the builder's confirmed development programme.

At this stage, buyers should avoid assuming that every property type will be available during the initial sales release.

What Amenities Will Aquarama Resort Have?

One of the biggest questions prospective buyers will have is what Aquarama's resort facilities will include.

Pulte has publicly indicated that Aquarama will be similar in concept to Windsor Cay, while making clear that the amenities will not necessarily be identical.

Windsor Cay is known for its resort-style facilities, which provide a useful indication of the type of experience Pulte has developed elsewhere in Central Florida.

However, it's important to distinguish between existing facilities at Windsor Cay and amenities formally confirmed for Aquarama.

Before buying, prospective owners should request the official Aquarama amenity plans and clarify:

• Which facilities are included in the development.

• Whether access is included within HOA fees.

• When the facilities are expected to open.

• Whether any amenities will be delivered in later phases.

• Whether there are separate usage fees or restrictions.

These details can make a meaningful difference to both the ownership experience and the property's potential appeal to vacation guests.

Will Aquarama Be Suitable for Short-Term Vacation Rentals?

Aquarama is being developed as a vacation-home resort, which makes it particularly relevant to buyers interested in combining personal use with rental income.

However, before purchasing any property intended for short-term rental, buyers should verify the applicable zoning, recorded community restrictions, HOA rules and licensing requirements.

They should also understand whether there are restrictions on minimum stays, guest registration, parking or the use of management companies.

A property being marketed as a vacation home does not remove the need for proper due diligence.

For overseas buyers in particular, it's worth establishing the rental arrangements and associated costs before reserving a home.

Aquarama Resort vs Windsor Cay: What Are the Differences?

Given that both developments are associated with Pulte, comparing Aquarama with Windsor Cay is a natural starting point.

Windsor Cay is an established resort development in Clermont, Lake County, while Aquarama is a new project planned for Davenport in Polk County.

Windsor Cay already has homes and resort facilities that buyers can inspect.

Aquarama, by contrast, is at an earlier stage of development, with its final prices, floor plans and facilities still to be confirmed.

For buyers considering both communities, the most important differences may include location, available homes, ownership costs and how soon a property could be ready.

Buying into a new development can also mean living with construction activity and potentially waiting for certain shared amenities to become operational.

Neither option is automatically better. The right choice depends on your budget, timescale, intended use and preferences.

How Much Will Homes at Aquarama Resort Cost?

Official Aquarama home prices have not yet been confirmed in the public information reviewed for this article.

The eventual price of a property may depend on its floor plan, bedroom count, lot, pool options, finishes and any builder incentives.

Buyers should also consider the total purchase and ownership costs, rather than focusing solely on the advertised base price.

Potential additional expenses may include:

• Lot premiums and structural options.

• Furniture and interior design.

• Private pool upgrades, where applicable.

• Closing costs and financing expenses.

• HOA fees and any applicable special district assessments.

• Property taxes and insurance.

• Property management and ongoing maintenance.

Until Pulte releases its official pricing and specifications, it would be misleading to present estimated Aquarama prices as confirmed.

Should You Buy at Aquarama Before the Community Is Complete?

Buying during the early stages of a new development can be appealing, particularly when buyers have access to a choice of floor plans and lots.

However, purchasing before completion also introduces considerations that may not apply to an established resale home.

Choosing the Right Lot

A property's position within the community can affect privacy, outlook, pool orientation, proximity to facilities and the overall guest experience.

These factors deserve attention bef