Is Davenport, FL a Good Place to Live? Pros and Cons

Is Davenport a good place to live? The short answer

For many buyers, yes, with conditions. Davenport offers newer homes, a location near the Osceola County line and I-4, and prices below the Orlando side. The trade-offs are summer heat, a car-first layout, rents above the rest of Polk, and the fact that most homes with a Davenport address are not in the city at all.

Typical home value: $338,572 (Zillow, August 2026), down 3.6% in a year.
Typical rent: $1,992 a month, up 1.3%.
Population: 18,110 (Census estimate, July 2025), up from 9,297 in 2020.
July average high: 92.1°F at the nearest NOAA normals station, in Lakeland.

Pros of living in Davenport, Florida

1. Prices below Kissimmee and Orlando

Zillow's typical value was $338,572 in Davenport, $355,971 in Kissimmee and $371,120 in Orlando in August 2026. For buyers priced out of Osceola or Orange County, Davenport is often the next stop west.

2. A central spot between Tampa and Orlando

I-4 runs through the northeast corner of Polk near Davenport, and US 27 is the main north-south road. Highland Homes, for example, describes its Geneva Landings community as about 16 miles from Walt Disney World.

3. Plenty of new homes

Polk County permitted 6,725 single-family homes in 2025. National builders including K. Hovnanian, Highland Homes, D.R. Horton, Lennar and Pulte market communities under the Davenport name. See our Davenport new construction guide.

4. Lower property tax outside city limits

Most Davenport addresses are unincorporated, where the 2025 millage was 12.9291 against 19.3579 inside the city. On a homesteaded $338,572 home that is about $3,858 a year versus $5,708.

5. No state income tax

Florida taxes no personal income, and Polk's sales tax is 7%.

6. Homestead protection once you own

A homestead exemption removes up to $50,722 of non-school value (2025), and Save Our Homes caps yearly assessment rises at 3% or CPI, 2.7% for 2026.

7. Mild winters

January averages a high of 73.7°F and a low of 50.6°F at the Lakeland station, NOAA's 1991 to 2020 normals.

8. Inland, so no storm surge

Polk County is inland. Hurricanes still bring wind and rain, but surge flooding is not the risk it is on the coast.

9. Flexibility to rent a home short term

State law stops local governments from banning vacation rentals, or limiting how often they are rented, through laws adopted after June 1, 2011. HOA documents can still set limits, so check them.

Cons of living in Davenport, Florida

1. Your address may not be in Davenport

About 6.5% of ZIP 33837's land is inside the City of Davenport, and none of 33896 or 33897 (2020 Census). Utilities, permits and tax rates depend on the parcel, which confuses many buyers.

2. Long, hot, wet summers

July averages 92.1°F with a 74.2°F low, and June through September each bring 7.6 to 9.1 inches of rain. Annual rainfall is about 56.8 inches.

3. Hurricanes still reach inland

During Hurricane Milton in October 2024, the National Hurricane Center recorded a 76-knot gust at Winter Haven's airport and 4.07 inches of rain at a Davenport gauge. Insurers price that in.

4. Rent is high for Polk

Typical rent of $1,992 is above Kissimmee ($1,914), Lakeland ($1,722) and Winter Haven ($1,698).

5. Local wages trail housing costs

The Lakeland-Winter Haven metro's median wage was $46,140 in May 2025, and unemployment was 5.8% in July 2026 (BLS). Renting the typical home at 30% of income needs about $79,700.

6. You will drive almost everywhere

Transit is limited to Citrus Connection buses such as Route 20X. The nearest SunRail station is Poinciana, in Osceola County.

7. Prices are still falling

Values have dropped four years running and sit about 12% below the 2022 peak. A buyer who needs to sell in two or three years could lose money.

8. Extra layers of fees and rules

Many subdivisions add HOA dues and a CDD assessment, and some are mostly vacation rentals. Read the documents and visit on a weekend to see what the street is like.

What Davenport is like day to day

October to May

The dry season. Highs fall into the 70s by January, humidity drops and most outdoor plans work.

June to September

Hot and humid, with short, heavy afternoon storms most days. Plan yard work and exercise early.

Hurricane season

June 1 to November 30. Know your flood zone, keep supplies ready and check your insurance deductible before August.

Getting around

Life runs on I-4 and US 27. Test the commute from any home at rush hour before you buy, because the area has grown fast. Lakeland Linder, Orlando International and Tampa International handle airline travel.

Things to do

Theme parks sit to the east in Osceola and Orange counties. To the southwest, Winter Haven has LEGOLAND Florida Resort and a Chain of Lakes with 8 lakes in the North Chain and 14 in the South Chain, according to the city. See living in Winter Haven.

Schools

Polk County Public Schools serves the whole county. Use the district's GeoZone map to find the zoned schools for an exact address, because boundaries change.

Jobs and the local economy

Davenport sits in the Lakeland-Winter Haven metro, which had 283,400 nonfarm jobs in August 2026. The mean annual wage was $57,070 and the median $46,140 in May 2025, according to BLS. Unemployment was 5.8% in July 2026, up from 5.5% in May. If your job is in Orange or Osceola County, check the commute yourself at rush hour; we have no sourced drive times.

What salary do you need to live in Davenport?

MIT's Living Wage Calculator for Polk County says one adult with no children needs $46,101 a year before tax. Two working adults with two children need $101,723 combined. Those budgets assume housing cheaper than Davenport's.

Is $60,000 enough to live in Davenport?

For one person renting, it is tight. At $1,992, rent would take about 40% of gross pay. A roommate, a smaller unit or a home in Winter Haven would ease it.

Is $100,000 enough?

Usually. Buying the typical home with 10% down costs about $2,033 a month in principal and interest at 7.03%, plus about $321 to $476 a month in property tax depending on city or county status. That is under 30% of $100,000 before insurance and HOA fees. The Davenport cost of living guide has the full budget.

Why people are moving to (and leaving) Davenport

Davenport grew from 9,297 people at the 2020 Census base to an estimated 18,110 in July 2025, about 95%. Polk County grew 21% to 874,790 over the same period. Inside the city, 89.3% of occupied homes are owner-occupied (ACS 2020 to 2024).

Why people come

The numbers point to supply and price. Polk permitted 6,725 single-family homes in 2025, and Davenport's typical value sits about $17,400 below Kissimmee's and $32,500 below Orlando's.

Why some leave

We found no sourced survey of why people leave. The pressures in the data are values about 12% below the 2022 peak, rent of $1,992 against a metro median wage of $46,140, and metro unemployment of 5.8%. Sellers who bought at the peak may owe close to what the home is worth.

Living near vacation rentals: what to know

Short-term rental homes are a normal part of the Davenport market, especially in the unincorporated subdivisions toward the Osceola line. Whether that suits you depends on how you plan to use the home.

What state law allows

Section 509.032(7) of the Florida Statutes says a local government may not prohibit vacation rentals or regulate how long or how often they are rented, through any law adopted after June 1, 2011. Rules adopted on or before that date still apply. In practice, the county and city have limited power to stop a neighbor from renting by the night.

What your HOA can still decide

The statute limits governments, not private covenants. Community declarations can set minimum lease terms, registration and parking rules for guests. Read them before you offer, whether you want quiet full-time neighbors or plan to rent the home yourself. Our Florida HOA laws guide covers how those rules can change.

Taxes if you rent it out

According to the Polk County Tax Collector, rentals of six months or less owe the county's 5% tourist development tax, and the owner or manager must open a tourist development tax account. Budget for it in any income plan, along with the 7% sales tax.

Homestead and rentals don't mix easily

A homestead exemption is for your permanent residence. If you plan to rent the whole home to guests, expect to pay the non-homestead rate: about $4,377 a year on a $338,572 unincorporated home, or $6,554 inside city limits, at 2025 rates.

Which is better, Davenport or Kissimmee?

Neither is better for everyone. Compare them on the numbers that matter to you.

Measure (Zillow, Aug 2026)	Davenport	Kissimmee
Typical home value	$338,572	$355,971
1-year change	-3.6%	-3.2%
Typical rent	$1,992	$1,914
Metro average days to pending	About 80 (Lakeland-Winter Haven)	About 70 (Orlando)
County	Polk	Osceola

Davenport costs less to buy; Kissimmee costs less to rent and sits on SunRail. Read living in Kissimmee for its side.

Income, home values and crime data

Is Davenport, Florida a wealthy area?

By the numbers only: median household income in Davenport was $73,685 in the ACS 2020 to 2024 survey, above Polk County's $65,978. Zillow's typical home value is $338,572, higher than Lakeland, Haines City or Winter Haven.

What is the crime rate in Davenport, Florida?

We don't publish a verdict. First find which agency covers the address: a city parcel and an unincorporated one are policed by different agencies. Then look up that agency's reported offenses in the Florida Department of Law Enforcement crime statistics or the FBI Crime Data Explorer, and compare rates per 1,000 residents, not raw counts.

Is Davenport a good place to retire?

It depends on your budget and priorities. We state the facts; you decide the fit.

Costs for retirees

Unincorporated homes carry the lower 12.9291 millage, and inside city limits Davenport has adopted the income-limited senior exemption of up to $25,000 on the city levy. The Polk County Property Appraiser sets the income limit each year, so check whether you qualify before you count on it.

Healthcare access

Check the drive to the doctors, urgent care and hospital emergency department in your insurance network from the exact address, because the Davenport area is spread out and mostly car-dependent. MIT budgets $3,122 a year in medical costs for one adult in Polk, before Medicare-specific costs.

55+ options

We have not verified a list of age-restricted communities in the Davenport ZIPs. Compare our Florida 55+ communities guide and Lakeland 55+ communities, and ask any community to show how it meets the federal housing-for-older-persons rules.

Where to live in and around Davenport

33837, including the city

Typical value $333,572. The only Davenport ZIP with city land, mixed with county subdivisions.

33896 and Loughman

Typical value $352,143, and $346,611 in Zillow's Loughman neighborhood. Unincorporated, near the Osceola line.

33897

Typical value $341,893, unincorporated, overlapping the Four Corners area.

Next door in Polk

Compare living in Haines City, where the typical value is $293,072, and the Davenport buying and selling guide.

Should you move to Davenport? Checks to run first

Look up the parcel's taxing district: city or unincorporated Polk.
Read the HOA rules on leasing, and find out how many homes on the street are rentals.
Get the CDD amount from the last tax bill.
Get homeowners and flood quotes during the inspection period.
Drive the commute at rush hour.
Confirm school zones on the Polk GeoZone map.
Check the water and electric providers with the seller.
Compare against the Davenport housing market data before you offer.

Common questions

What are the pros and cons of living in Davenport, Florida?+

Pros: prices below Kissimmee and Orlando, many new homes, lower tax outside city limits, no state income tax and mild winters. Cons: hot wet summers, hurricane wind, rent above the rest of Polk, car dependence, falling values since 2022, and HOA and CDD fees in many subdivisions.

Which is better, Davenport or Kissimmee?+

It depends on your plans. Davenport's typical home value was $338,572 against Kissimmee's $355,971 in August 2026, so buying costs less. Kissimmee's typical rent was lower, $1,914 against $1,992, and it has SunRail. Compare taxes, fees and commute for the homes you like.

What is the crime rate in Davenport, Florida?+

Check official data for the agency that covers the exact address, since city and unincorporated parcels are policed separately. FDLE crime statistics and the FBI Crime Data Explorer publish reported offenses. Compare rates per resident rather than raw counts. We don't label areas safe or unsafe.

Is Davenport, Florida a wealthy area?+

On the data, Davenport's median household income was $73,685 (ACS 2020 to 2024), above Polk County's $65,978, and its typical home value of $338,572 is higher than in Lakeland, Haines City or Winter Haven.

Does Davenport, FL get hurricanes?+

Yes, though it is inland and has no storm surge. During Hurricane Milton in 2024 the National Hurricane Center recorded a 76-knot gust at the Winter Haven airport and about 4.07 inches of rain at a Davenport gauge. Wind, tornadoes and heavy rain are the local risks.

Is Davenport, Florida growing?+

Fast. The Census estimates 18,110 people in July 2025, up from 9,297 at the 2020 base, about 95% growth. The Davenport mailing ZIPs also cover large unincorporated areas that are not in that count.

Is it expensive to live in Davenport, FL?+

For Polk County, yes. Typical rent is $1,992 and the typical home $338,572, both above Lakeland and Winter Haven. It is a little cheaper to buy than Kissimmee or Orlando. MIT says a single adult in Polk needs $46,101 a year before tax.

Is Davenport, Florida close to Disney?+

It is on the Polk side of the Osceola County line, west of the parks. Distance depends on the subdivision; Highland Homes says its Geneva Landings community is about 16 miles from Walt Disney World. Check the drive from the specific address.

Is Davenport, FL a good place to live? Pros, cons and what to check first

Plan your Davenport home search.