Living in ChampionsGate, Florida

ChampionsGate is a master-planned golf and resort community at the Interstate 4 interchange with County Road 532 (exit 58), in the south-west corner of Osceola County. It is not a city. The Census Bureau counts it inside the Four Corners census-designated place, which had 56,381 residents in 2020 across parts of Lake, Orange, Osceola and Polk counties.

RIDA Development bought its first tract here in 1987 and began building in 1997. Two Greg Norman golf courses opened in 1999 and 2000 and the Omni Orlando Resort in 2004. Lennar then developed the land to the west, platted as Stoneybrook South, where county parcel records date the first homes to 2013.

Homes and neighborhoods

Which county a home is in comes first. By the Census Bureau’s boundary, Osceola County’s line with Polk County runs just south of ChampionsGate Boulevard and then north, nearly three miles west of I-4. The Omni resort, the Oasis Club and the three community development districts are on the Osceola side. Land south and west of the line is unincorporated Polk County, where the Stoneybrook South district’s engineer notes Westside Boulevard continues. Confirm the county on the Property Appraiser’s record.

The mailing address does not settle it. County parcel records give every ChampionsGate and Stoneybrook South parcel the location city Davenport and ZIP 33896 (the Census Bureau’s geocoder also returns Champions Gate). West of the county line the ZIP Code Tabulation Area is 33897. None of it is inside the City of Davenport, a separate Polk County municipality.

Those records count 2,985 improved single-family parcels, 260 condominium units and 60 hotel condominium units in the ChampionsGate and Stoneybrook South plats (read October 2026). All of the houses and condominiums date from 2013 to 2024, nearly two thirds of them from 2017 to 2021.

Lennar’s 2015 announcement named five communities: The Retreat, The Country Club, The Champions Club, The Estates and The Golf Villas. County plats add The Vistas at ChampionsGate, Fountains at ChampionsGate and BellaTrae at ChampionsGate. The ChampionsGate Master Association runs the gatehouses, gate access and guest registration for the Lennar sections. The developer also lists three apartment communities.

For values, the closest census geography is Tract 408.12, a 10.4-square-mile tract that holds ChampionsGate and neighboring communities to the north. Its median value of owner-occupied homes was $408,000 for 2020-2024 (margin of error about $38,000), its median home was built in 2014, and 30 percent of its 5,570 housing units were held for seasonal, recreational or occasional use. To see what is listed now, search homes for sale in Champions Gate or in Davenport.

City of Davenportsearch homes for sale in Champions Gatein Davenport

Property taxes in ChampionsGate

Florida taxes a home on its assessed value less exemptions, multiplied by the millage rate (dollars per $1,000 of taxable value). County parcel records place the ChampionsGate and Stoneybrook South plats in the unincorporated Osceola County tax district. The 2025 rates:

A home on the Polk side pays Polk County’s rates instead.

The homestead exemption takes up to $50,000 off the assessed value of a primary residence: the first $25,000 on all taxes, and a second amount on value above $50,000 for non-school taxes only, adjusted for inflation ($25,722 for 2025, $26,411 for 2026). A second home or a rental gets none. As a worked example, a home assessed at $400,000 owed about $5,542 for 2025 without the exemption and about $4,975 with it, before district assessments.

Save Our Homes caps the yearly rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower: 2.7 percent for 2026. Other property is capped at 10 percent a year. A sale ends the seller’s cap and the home is reassessed at market value the next January 1, so a buyer’s bill can be much higher than the seller’s last one.

The Property Appraiser mails the notice of proposed taxes (the TRIM notice) in August. Bills go out by November 1, with a 4 percent discount for paying in November, 3 percent in December, 2 percent in January and 1 percent in February, and they are delinquent April 1.

Amendment 3 on the November 3, 2026 ballot would raise the non-school homestead exemption and cut the 10 percent cap to 5 percent from 2027 if voters approve it. The figures here are the rules for 2025 and 2026 bills.

CDD and HOA fees

Three community development districts cover ChampionsGate, and their assessments are non-ad valorem lines on the tax bill.

The ChampionsGate CDD, established by Osceola County in 1998, covers the original development along ChampionsGate Boulevard. Its fiscal 2027 budget raises $729,046 in assessments for landscaping, fountains, lake maintenance and traffic signals, and does not print a per-home schedule.

The Stoneybrook South CDD and the Stoneybrook South at ChampionsGate CDD, the second established in 2016, cover the Lennar sections. Both adopted the same operations assessment for fiscal 2027 (October 2026 to September 2027), unchanged from 2026:

• Condominium: $342.96
• Townhome: $445.84
• Single-family lot, 40 feet wide: $548.72
• 50 feet: $685.90
• 60 feet: $823.08
• 80 feet: $1,097.44

Bond debt is charged on top and depends on the tract’s bond series: $771 or $989 for a condominium, $702 or $1,094 for a townhome, and $1,095 to $1,719 for a single-family lot. A 50-foot lot therefore pays about $1,781 to $2,092 a year, before the early-payment discount.

Association dues are separate. The Retreat’s association says an owner there belongs to the Retreat association, the master association and the Oasis club. Its assessment is billed monthly, and the amounts are not on its public pages. Under section 720.30851, Florida Statutes, an association must deliver an estoppel certificate within 10 business days of a request, stating the regular assessment and anything owed. We can pull the HOA documents for a home you are considering.

Short-term rental rules

Osceola County’s code allows short-term rental in planned developments inside its Short-Term Rental Overlay, and the county’s map of the overlay covers ChampionsGate. The county’s list of approved developments (revised May 2022) names ChampionsGate, Champions Club (Stoneybrook South), Fountains at ChampionsGate and Stoneybrook South.

The covenants decide the rest, section by section. The Retreat’s declaration, recorded in April 2013, states that each unit is for rental occupancy or an owner’s permanent residence, that units may be offered to the public for rental when the owner is not using them, and that leasing does not need association approval. Leases must be written and for the whole unit. The county’s 2023 tax records show 1,084 short-term rental properties inside Stoneybrook South and 124 in the original ChampionsGate plan.

The Retreat is also subject to the master declaration, and other sections have their own. Read the documents for the address before assuming a home can be rented by the night.

Florida’s DBPR licenses a vacation rental, meaning a whole home rented more than three times a year for less than 30 days. Stays of six months or less owe Osceola County’s 6 percent tourist development tax, paid to the Tax Collector, plus 6 percent state sales tax and the county’s 1.5 percent surtax. Our property management team can check a specific address.

property management

Schools

On the Osceola side, the School District of Osceola County runs the public schools. Zones go by address, and the board approved the 2026-27 boundaries on June 23, 2026. Look up an address with the district’s BusPlanner tool. Addresses in Polk County belong to Polk County Public Schools.

Utilities

Duke Energy supplies electricity, and Toho Water Authority supplies water and sewer. Osceola County contracts Waste Management for weekly curbside collection, but the county’s collection map leaves out some streets here, among them The Vistas and Fountains at ChampionsGate (read October 2026). Ask the association who collects. The Retreat’s association says there is no recycling there and that the Postal Service does not deliver to most of its homes.

Getting around

Interstate 4 exit 58 is at the east edge of ChampionsGate. Exit 60, for the SR 429 toll road, is the next one north. The Central Florida Expressway Authority and Osceola County are widening about three miles of County Road 532, with work starting in early 2026 and completion estimated for early 2029.

From the Oasis Club, OpenStreetMap routing puts the Magic Kingdom toll plaza about 18 miles and 31 minutes away, Orlando International Airport about 32 miles and 48 minutes, and Lakeland about 30 miles and 40 minutes, all without traffic. From the Omni resort, nearer I-4, the airport is about 27 miles and 39 minutes. Times vary with I-4 traffic.

SunRail does not reach ChampionsGate. Its nearest station, Poinciana, is about 13 miles away.

Flood zones and insurance

The county’s copy of FEMA’s flood map shows Zone X, outside the Special Flood Hazard Area, at the resort and the Oasis Club, and Zone A along part of Bella Citta Boulevard (read October 2026). Search each address on FEMA’s Flood Map Service Center, or ask Osceola County for a flood zone determination.

For wind coverage, insurers discount premiums for features that reduce hurricane damage, recorded on the state’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802, updated April 1, 2026). An inspection is valid for up to five years, and Citizens Property Insurance Corporation uses the same form.

Parks and things to do

• Omni Orlando Resort at ChampionsGate: two 18-hole Greg Norman courses (the International and the National), a lighted 9-hole par-3 course and the David Leadbetter Golf Academy.
• The Country Club course: 18 holes, par 72, opened by Lennar in January 2015.
• The Oasis Club, 1520 Oasis Club Boulevard: a 16,000-square-foot clubhouse with a lazy river, a water slide, a heated pool, a movie theater, a restaurant and a fitness center.
• The master association maintains tennis and pickleball courts, a clubhouse and a dog park.