What can be compared today?
Only published facts go into this table: Pulte's official Windsor Cay page on one side; City of Davenport ordinances, Planning Commission minutes and a Pulte executive's comments to the press on the other. Where nothing has been released, the cell says so.
| Aquamara (Davenport) | Windsor Cay (Clermont) | |
|---|---|---|
| Builder | Pulte Home Company, LLC (PulteGroup) | Pulte |
| Location | U.S. 17-92 at Ernie Caldwell Boulevard, inside Davenport city limits, Polk County | 1217 Emerald Row Street, Clermont, FL 34714 |
| Stage | Pre-launch; model homes expected late 2026, grand opening early 2027 | "Final Phase Now Selling" |
| Product | Homes on 40- and 50-foot lots plus 25-foot townhomes | Single-family homes and townhomes |
| Home count | 1,070 in the approved site plan (348 + 386 homes, 336 townhomes) | Not confirmed by an official source |
| Bedrooms | Not released yet | 5 to 10 |
| Living area | Not released yet | 2,269 to 4,382 sq ft |
| Pricing | Not released yet | $522,990 to $879,990 ("starting from") |
| Short-term rental | Every home, restricted by a recorded declaration | Zoned for short-term rental up to 10 bedrooms |
| Amenities | 6.82 acres set aside in the plan; equipment list not published | Lazy river, dual waterslides, arcade, mini-golf, tavern and grill, fitness, sand volleyball |
Windsor Cay's total home count and its county are not on the official page, which only says Clermont, so those cells stay empty rather than filled from secondhand sources.
Sources: Pulte, Windsor Cay Resort (as of November 14, 2026) · City of Davenport, Ordinance 1321, Master Site Plan · City of Davenport, Ordinance 1354 · Davenport Planning Commission minutes, March 16, 2026 · Homes.com News, February 4, 2026
What does a Windsor Cay home cost right now?
These are the "starting from" prices Pulte listed for each Windsor Cay plan on November 14, 2026. Lot premiums and options come on top when you sit down with the builder.
| Plan | Bedrooms | Starting from |
|---|---|---|
| Castaway-Interior (townhome) | 5 | $522,990 |
| Castaway-End (townhome) | 5 | $539,990 |
| Winstone | 5 | $649,990 |
| Lakeshore | 5 | $689,990 |
| Hideaway | 6 | Price coming soon |
| Seashore | 7 | $731,990 |
| Baymont | 8 | $816,990 |
| Clearwater | 9 | $865,990 |
| Clearwater Grand | 10 | $879,990 |
The priciest quick move-in home on the page was a 7-bedroom Seashore at $919,890, with completion expected in December 2026. Homes.com quoted the same $522,990 to $879,990 range back in February 2026, so base pricing held steady through November.
None of these figures apply to Aquamara. Pulte has not published Davenport pricing, and the February report noted that expected starting prices "were not available."
Sources: Pulte, Windsor Cay Resort, plans and quick move-in homes · Homes.com News, February 4, 2026
Why does Pulte point to Windsor Cay?
Max Perlman, vice president of land acquisition for Pulte's Central Florida division, told Homes.com that the Davenport site will be built "in the style of" Windsor Cay. On amenities he hedged: not identical, but Pulte expects the offerings to be similar.
Davenport's public record points the same way. The approved plan reserves a central 6.82-acre amenity area, the Ernie Caldwell entrance must follow a "Resort Style" design, and at the March 2026 hearing Pulte said every home comes with a screened private pool. What is confirmed versus merely indicated is broken down on the Aquamara amenities page.
Sources: Homes.com News, February 4, 2026 · City of Davenport, Ordinance 1321, Master Site Plan and Exhibit C · Davenport Planning Commission minutes, March 16, 2026
Where do the two projects really differ?
Jurisdiction comes first. Aquamara sits inside the City of Davenport in Polk County; Windsor Cay is in Clermont. Rental licensing, tourist development tax and property tax are set locally, so a rule you learned at one resort does not automatically carry over. The Davenport side is covered in Polk County short-term rental licensing.
Second, how short-term rental use is locked in. Pulte describes Windsor Cay as zoned for short-term rental with up to 10 bedrooms. For Aquamara, Pulte told the Planning Commission that every home will be a short-term rental, with the restriction written into a recorded declaration: no mail delivery to the homes and no homestead exemption. Ownership is fee simple, not timeshare.
Third, maturity. Windsor Cay has plans, prices and finished inventory. Aquamara has an approved plan and land work that started in February 2026, but no listing on pulte.com yet. At Windsor Cay you pick from what is left in the final phase; at Aquamara you arrive before the first price sheet.
Sources: Pulte, Windsor Cay Resort · Davenport Planning Commission minutes, March 16, 2026 · City of Davenport, Ordinance 1354 · Homes.com News, February 4, 2026
How should a buyer use Windsor Cay as a benchmark?
- Use the Windsor Cay price range to size your budget, not to predict Aquamara pricing. Land cost, build year and construction costs are different.
- Do not assume 5 to 10 bedrooms in Davenport. The approved plan calls for 40- and 50-foot lots and 25-foot townhomes; bedroom counts have not been released.
- Read the Windsor Cay amenity list as the kind of thing Pulte builds, not as a commitment for Aquamara.
- Keep the date in mind. Prices here are as of November 14, 2026, and pulte.com can change them at any time.
- Compare documents once they exist: Aquamara HOA dues, CDD assessments and declaration rules are still unpublished.
For more on the Clermont resort, see my Windsor Cay investor overview and the note on short-term rental enforcement at Windsor Cay.
Sources: Pulte, Windsor Cay Resort (as of November 14, 2026) · City of Davenport, Ordinance 1321, Master Site Plan
Aquamara
Where Aquamara fits
If Windsor Cay appealed to you but its final phase is too thin, Aquamara is the next chance to buy into a Pulte vacation resort from day one. The honest comparison today is concept, location and use rules. Pricing comparisons will have to wait for Pulte's first release.
I track both projects on my Windsor Cay community page and the Pulte pre-launch in Davenport page. For what is known about timing and pricing, read Aquamara price and launch. When Pulte publishes prices and plans, people on the Aquamara VIP list hear first.
Frequently asked questions
Will Aquamara be priced like Windsor Cay?
There is no way to know yet. Pulte has not released Aquamara pricing; the Windsor Cay range ($522,990 to $879,990 as of November 14, 2026) is only a product reference from the same builder.
Is the same company behind both?
Yes. Windsor Cay is listed on pulte.com, and the Davenport land is owned of record by Pulte Home Company, LLC, part of PulteGroup.
Will Aquamara have a lazy river and waterslides?
Not released yet. The Pulte executive spoke of similar, not identical, amenities, and the approved plan reserves 6.82 acres without listing equipment.
Can I still buy at Windsor Cay?
As of November 14, 2026, the official page advertised its final phase with quick move-in homes. Inventory moves fast, so confirm on pulte.com or with me before deciding.
Published . Updated . For information only; not legal, accounting or tax advice.