Buying in Poinciana? Find the village that fits you before you pick a street.
A free 5-page guide from a local REALTOR®: all 8 villages plus Solivita, the Osceola-vs-Polk difference, what it really costs to own, and the 6 checks to make before you write an offer.
For renters ready to own and buyers moving from up north who want the straight story on Poinciana.
Already own here and thinking of selling? Call me at 863.223.2294 instead.
Poinciana looks like one town on a map. It isn’t.
It’s a 47,000-acre planned community split across Osceola and Polk counties, and a “Kissimmee” mailing address can sit on either side.
That matters. Your county sets your property taxes, your school district and your sheriff. Add the APV dues, a possible sub-HOA, a CDD on newer homes, and insurance driven by roof age, and the listing price stops being the real price.
Most people learn this after the offer. This guide puts it in front of you before the first showing.
Everything you’d want to know before your first showing.
Which side you’re really on: Osceola vs. Polk for taxes, schools, sheriff and ZIP, and why the parcel record, not the mailing address, settles it
The full cost to own, line by line: mortgage, taxes, $100/month APV dues (bulk cable and internet included), sub-HOA, CDD and insurance, plus where to verify each one
All 8 villages, plus Solivita, at a glance: the feel of each and who it fits, from Pinewood for first-time buyers to Timberlake for buyers who want room
Why you should never budget from the seller’s tax bill, and the March 1 homestead deadline that caps yearly assessed-value increases at 3%
The one village where modular homes are allowed, and the loan question to ask early
What to ask before an offer in Solivita, the separate gated 55+ community
Real drive times to SunRail, Disney, MCO, Lake Nona Medical City and Tampa
The 6 checks to make before you write an offer, including driving your commute at 7:30 AM and 5:30 PM
Page 2: the county breakdown and the true cost to own.
Most buyers never see this before they make an offer.
Bernard Jackson Jr., REALTOR®, ABR®
I’m a REALTOR® with LPT Realty and an Accredited Buyer’s Representative (ABR®). For about 10 years I’ve helped Central Florida families buy, sell and invest across Poinciana, Kissimmee and Davenport.
Most of my clients are first-time buyers, so I know the programs that help get you there: FHA, VA, Hometown Heroes and down payment assistance. Hablo español.
Educated today. Prepared tomorrow. Homeowner forever.
What people say
We just moved here from Colorado. Mr. Bernard Jackson went above and beyond to help us find a home. Thank you Bernard for “ALL” your help!
Very knowledgeable about the area! Very responsive. Our move in process was clear and precise. … You absolutely made our move from Michigan a breeze!!
What happens after you download
The guide lands in your inbox in about a minute.
A couple of days later, I’ll send one short text or email asking if you have questions about a village.
Want real numbers on a specific home (taxes, HOA, CDD, insurance)? Reply and I’ll pull them. If not, you’ll get the occasional local update by email, and you can unsubscribe any time.
No phone call unless you ask for one.
Questions
Is it really free?+
Yes. No card, no catch. Just tell me where to send it.
Will you call me?+
Not unless you ask. You’ll get one check-in by text or email, then occasional updates you can stop any time.
I’m just looking, or a year away. Is this for me?+
Yes. That’s the best time to read it. Homestead, CDD and insurance questions are easier to sort out with time on your side.
I’m renting and not sure I can qualify.+
The guide points to programs like Hometown Heroes and down payment assistance. For your actual numbers, talk to a lender. I’m happy to introduce you to a few.
I’m moving from out of state. Will this help?+
It was written with you in mind. The county breakdown, drive times and the 6 checks are the parts relocating buyers use first.
Do I have to work with you?+
No. Read it, use it, and reach out only if it helps.
Pick the right village the first time.
Get the free Poinciana Village Guide and know the county, the costs and the checks before you tour a single home.