South Clermont vs. Davenport: The “Four Corners” Battle (2026 Real Estate Guide)

Imagine standing at an intersection where crossing the street changes your taxes, your kids’ schools, and your zip code.  

Welcome to Four Corners, the only spot in Florida where four counties collide. It’s a bit of a local identity crisis.  

Most people think it’s a city, but it’s actually a sprawling region split mainly between South Clermont and Davenport. 

When it comes to Clermont vs Davenport FL real estate, your choice depends entirely on your goals.  

If you are hunting for short-term cash flow and lower entry prices, you’ll want to head south toward Davenport’s “Resort Corridor.”  

However, if you prefer long-term appreciation, rolling hills, and top-rated schools, you should look north to South Clermont. 

In this guide, we’ll compare the massive “Wellness Way” boom in Clermont against the vacation-heavy rental market in Davenport. Both areas are exploding, but they offer very different paths to a payout. 

What Other Sites Are Not Telling You?  

When you look at Clermont and Davenport, FL real estate, most websites consider the Four Corners region as a whole. However, there are three huge secrets that most real estate websites fail to notice: 

1. The Zip Code Blindspot 

Most people fail to notice that 34714 (South Clermont) and 33897 (Davenport) are actually two very different regions.  

South Clermont is in Lake County, while Davenport is in Polk County.  

This is a huge difference that affects everything from your property taxes to your child’s school district to the resale value of your home.  

2. The Schofield Road Game-Changer 

Most blogs have not yet caught up with the Schofield Road development. This new road, which is set to be completed by early 2027, connects South Clermont residents to SR 429 and Disney World.  

This has turned a quiet region into a bustling commuter area for high-paying professionals. 

3. The STR Hybrid Zone 

Davenport is famous for its AirBnB rentals, but South Clermont is actually a “hybrid” region.  

This means it is one of the few areas within the City of Clermont where vacation rentals are allowed.  

This gives you the best of both worlds: a fantastic primary residence in a top-rated school district and the opportunity to rent it out as a vacation home. 

Living In Four Corners FL: Top 10 Pros And Cons   

Deciding where to put down roots in Clermont vs Davenport, FL is all about the specifics of Four Corners. Here’s what it’s really like to live in our neck of the woods in 2026. 

Pros: Why you’ll love it	Cons: The real talk
Disney magic: You’re only 5-10 miles away, so you can watch the nightly fireworks display from your driveway.	Traffic nightmares: The Hwy 27 and Hwy 192 intersection has been a bottleneck for years, particularly during tourist season.
Better value: Your dollar stretches further here than in the tony areas nearby, like Winter Garden or Celebration.	Construction chaos: With road widening and new developments, be prepared for dust and roadwork cones for the foreseeable future.
Dining explosion: The 192 Corridor is chock-full of new hot spots.  This includes Ford’s Garage and the vibrant Sunset Walk district.	School overcrowding: The area’s explosive growth has packed many area schools to capacity, with portable classrooms in use.
Investor’s paradise: It’s one of the few residential areas that allows Airbnbs.	Identity crisis: You could live in a Clermont house, pay Lake County taxes, but shop in Osceola County.

Is Clermont Better Than Davenport For Families? (10 Reasons)  

When weighing Clermont vs Davenport FL real estate, the first thing that needs to be asked is: “Is Clermont better for families than Davenport?”  

Davenport is perfect for a vacation atmosphere, but South Clermont is where you want to establish your permanent residence.  

Here are 10 reasons why families in Clermont prefer the hills of Clermont over the flats of Davenport:  

1. Improved School Ratings 

Education is always the number one concern. Lake County schools, such as Sawgrass Bay Elementary, tend to outperform Polk County schools in testing and ratings. 

2. The Famous Rolling Hills 

Florida is famous for being flat, but South Clermont has some hills. This gives the neighborhoods a more picturesque and interesting feel than the flat landscape of Davenport. 

3. The “Wellness” Lifestyle 

You are conveniently located near Lake Louisa State Park. This is perfect for a weekend family hike, bike ride, or kayak trip without having to drive an hour or more. 

4. Larger Backyards 

In the resort area of Davenport, homes are packed tightly together. In the South Clermont neighborhoods of Serenoa, you will find larger lots and more distance between you and your neighbor. 

5. Master-Planned Growth 

With the Wellness Way, the region is developed with nature in mind. There will be more green areas and trails connecting them, unlike in Davenport’s development. 

6. Easier Commutes 

If you are employed in Orlando or Winter Garden, having easy access to SR 429 means you can bypass the traffic on I-4, which Davenport residents face every day. 

7. Stronger Community Feel 

South Clermont has fewer vacation rentals, so most residents are permanent residents. This gives you a more secure and close-knit community where you can identify the people living on your street. 

8. Luxury Retail Coming Soon 

You are closer to the massive Olympus sports and entertainment facility, which will bring luxury retail and dining options that Davenport currently lacks. 

9. World-Class Healthcare 

You are only a short drive away from Orlando Health Horizon West Hospital. Having a fully functional ER nearby is a huge relief for parents. 

10. Long-Term Resale Value 

Living in Clermont, Lake County, has a higher reputation and has retained its value better, as it is more attractive to people looking for a long-term stay rather than to investors. 

Expert Advice: Clermont Vs. Davenport Property Taxes 2026 

When you weigh Clermont vs Davenport FL real estate, don’t just focus on the price tag. Consider the taxes.  

At first glance, folks think Davenport is the better value, but the tax picture in 2026 is a little more complicated. Clermont, in Lake County, has a higher millage rate, around 15-16 mills.  

That’s about $7,500 per year on a $500,000 property. Davenport, in Polk County, appears to be the better value with 13-14 mills, or about $6,500 per year.  

Here’s the part of the equation that many homebuyers overlook:  

CDD fees. Davenport’s resort communities tend to have high CDD fees, topping out at over $2,500 per year. But here’s the thing: South Clermont communities tend to have lower or no CDD fees.  

That means your monthly payment could actually be lower in Clermont. The bottom line? Don’t just look at the millage rate.  

Also, take a look at the Total Tax Bill, which includes both Ad Valorem and Non-Ad Valorem taxes.  

In many cases, Clermont is actually the more economical choice when you factor in the total cost of ownership. 

South Clermont Vs. Davenport New Construction Homes 

To help you decide between Clermont vs Davenport FL real estate, here is a quick breakdown of how these two heavyweights stack up against each other for 2026. 

Feature	South Clermont (Zip 34714)	Davenport (Zip 33897)
Primary Goal	Long-term appreciation & schools	Short-term cash flow & rentals
County	Lake County	Polk County
Landscape	Rolling hills & nature trails	Flat & resort-style layouts
Property Taxes	~15-16 Mills (Lower CDDs)	~13-14 Mills (Higher CDDs)
Vibe	“Wellness Way” & Residential	“Resort Corridor” & Vacation
Schools	Higher rated (Sawgrass Bay)	Average / Overcrowded
Main Draw	Olympus Sports Complex	Proximity to Disney & Airbnbs
Commute	Easy access to SR 429	Dependent on I-4 traffic

While South Clermont offers a more stable, “hometown” feel and better infrastructure via the Schofield Road project, Davenport remains the undisputed king for investors looking to maximize Airbnb income. 

Investing Comparison: Clermont Vs. Davenport (Top 10 Points) 

When you look at Clermont vs Davenport, FL real estate in 2026, it’s not just about buying a house.  

It’s about picking a business plan. Both areas have high demand, but they serve different purposes in a portfolio.  

Here are the 10 essential things to know before investing:  

1. Entry Price 

If you are on a tight budget, Davenport is the obvious choice. You can get the same size house for about $50,000 less than in South Clermont. 

2. Rental Plan 

In Davenport, the best rental plan is for 3- to 7-night vacation rentals. In South Clermont, the best rental plan is a medium-term rental for travel nurses or a long-term rental for commuters.  

3. Insurance Expenses 

Both areas have plenty of new construction, so it’s easy to get insurance. Interestingly, Davenport’s standard resort roofs actually cost slightly less than Clermont’s custom homes.  

4. HOA Fees 

This is where Davenport can get pricey. Resort HOAs can easily top $400 per month, while South Clermont is more moderate, usually around $150.  

5. Appreciation Potential 

Clermont is actually ahead in appreciation right now. It has the “Winter Garden Spillover,” where people priced out of Horizon West move to South Clermont for better value.  

6. Tenant Quality 

If you want a “set it and forget it” tenant, Clermont is usually better. You’ll find high-credit-score professionals working in Orlando, not the high-turnover tourist crowd you see in Davenport.  

7. The Exit Strategy 

When you’re ready to sell, a Clermont home is easy to market to regular families. Davenport homes can be harder to sell if the investor market slows, since they’re often built for tourists.  

8. Competition Levels 

Davenport is basically saturated with Airbnbs. South Clermont has a large shortage of good rentals, so you’ll have less competition for tenants.  

9. Zoning Regulations 

Watch out here. South Clermont (34714) is generally safe for short-term rentals, but just a few miles north in ZIP 34711, the city will fine you heavily for Airbnbs. 

10. Infrastructure Growth 

Clermont’s roads, especially the Schofield Road project, are being upgraded to handle growth. Davenport’s main road, Hwy 27, is lagging behind the big population rise. 

Bottom line: Davenport is for investors seeking immediate cash flow, while Clermont is for those seeking a steady, high-appreciation asset. 

Which Is Better For Whom? (Demographic Breakdown) 

Choosing between Clermont vs Davenport FL real estate really depends on who is moving in.  

Since these areas offer such different lifestyles, here is a quick breakdown of where you will fit the best!  

If you are a family, Clermont is the winner. You get better school ratings and a true neighbourhood that makes you feel like you actually know your neighbourhood.   

However, for investors looking for pure cash flow, Davenport is hard to beat. The rental numbers for Airbnbs there are much easier to scale. 

What about commuters? If you work in Orlando or Winter Garden, Clenmort is better because the 429 connector saves you from daily traffic nightmares.  

Pet parents also tend to love Clermont for the dog-friendly trails at Lake Louisa State Park.  

Finally, for retirees, Davenport often takes the crown. Communities like Del Webb offer incredible resort amenities and 55+ activities for a much lower price than you’d find further north. 

Which of these categories fits you best? 

Commuting From Clermont Vs. Davenport To Disney 

No matter what happens, you need to know the truth about commuting from Clermont vs Davenport to Disney, if you’re moving here to be near the mouse. 

Now, the distance on a map can be deceiving because, in Florida, it’s all about the route you take.  

In 2026, South Clermont officially stole the crown for the best Disney access. All thanks go to the Schofield Road connection.  

You can take a quiet road straight to the Animal Kingdom or Magic Kingdom gates in just 15-20 minutes.   

You avoid the major highways almost entirely. 

On the other hand, Davenport residents still have to battle the infamous ChampionsGate interchange and I-4.  

Even though you are physically close, that notorious bottleneck can turn a short drive into a 45-minute nightmare.  

When comparing Clermont vs Davenport FL real estate, Clermont is now the clear winner for commuters. You’ll spend less time in your car and more time at the parks. 

Conclusion: The Battle For Your Budget 

In the end, the Clermont vs Davenport FL real estate battle comes down to a very simple trade-off: Time vs Money. 

If your goal is to save money upfront and further maximise your monthly rental income, Davenport is the best bet! 

It remains the king of cash flow for 2026. However, if you want to save time on your commute and further maximise your long-term resale value, the South Clermont is the clear winner.  

Before you sign any of the papers, here is your action plan! First, you have to drive down Schofield Road to see the new Disney shortcut for yourself.  

And the next is the zip code. Always remember one thing: do not buy in 34711 if you plan on doing Airbnbs!