Bellaviva by Highland Homes Auburndale FL -- Lakefront Lots on Lake Mattie, No CDD, Starting at $340K
- Christian Clay
- 4 days ago
- 7 min read
Bellaviva by Highland Homes: Lakefront Living on Lake Mattie with No CDD -- Starting at $340K
I was out at Bellaviva for the first time last week, and I have to be honest -- the land stopped me cold. You're on the shores of Lake Mattie -- a 1,058-acre natural lake right in Auburndale -- and you realize: this isn't a retention pond. This is a real Florida lakefront community. And Highland Homes is selling homes here starting in the $340s with no CDD fee. That combination is almost unheard of in Central Florida right now.
This is Bellaviva -- a brand-new community off SR 559 and Cone Road in Auburndale, FL, developed by Highland Homes of Florida. It's tucked between two major I-4 corridors, about 24 miles from Walt Disney World and just 2.4 miles to I-4. If you've been priced out of Winter Garden or Windermere but still want that waterfront feel, you need to see this.
This post is for buyers looking for new construction in the Auburndale/Lake Alfred corridor who want the waterfront lifestyle without the six-figure premium. I'm going to walk you through location, pricing, fees, floor plans, and my honest take on what makes Bellaviva different from every other new home community in Polk County right now.
Quick Facts: Bellaviva at a Glance
Location: SR 559 & Cone Road, Auburndale, FL 33823 (Polk County)
Builder: Highland Homes of Florida (local builder, not national)
Starting Price: $340,900
HOA: ~$50/month ($600/year)
CDD: NONE
Lot Size: 60-70 ft frontage
Square Footage: 1,715 - 2,540 sq ft
Schools: Lena Vista Elementary, Stambaugh Middle, Auburndale Senior High
Drive to Disney: ~24 miles / ~24 min
Drive to I-4: ~2.4 miles
Status: Now selling | To-be-built | Some quick move-ins available
Why Auburndale? The Location Factor
Auburndale sits right in the middle of the Tampa-Orlando corridor -- positioned so buyers can reasonably commute to either city. You're 2.4 miles from I-4, which means you can be in Lakeland in under 15 minutes or in Orlando proper in 45. But what surprised me is how much is already within walking or a 5-minute drive.
What's Near Bellaviva
Publix Supermarket -- 1.5 miles away
I-4 on-ramp -- 2.4 miles
Walt Disney World -- ~24 miles east
Auburndale downtown & chain dining -- ~5 min drive
Lake Alfred (adjacent town with lakefront parks) -- 10 min
Lakeland Regional Medical Center -- ~18 min
Tampa International Airport -- ~45 min
Pro Tip: Auburndale is one of the last Polk County cities where you can still buy a lakefront new construction home under $400K. That window is closing fast as word spreads. Our team is already seeing lot reservation requests outpace available inventory on the lake-facing homesites.
Lake Mattie & Community Lifestyle
Here's what sets Bellaviva apart from virtually every other affordable new construction community in Central Florida: you're on a real lake. Lake Mattie is a 1,058-acre natural public lake -- not a detention pond, not a storm-water feature. It supports boating, kayaking, and fishing, and it's the kind of water you can actually see from your backyard if you're on a lakefront lot.
Highland Homes is only putting their 3-car garage floor plans on the lakefront lots -- Willow series with optional loft -- to keep the visual consistency along the waterfront. If you want a lakefront lot, you're getting one of the larger, premium floor plans. That's actually good news for resale value.
Community Amenities
Direct lake access to Lake Mattie (1,058 acres)
Lakefront homesites (limited -- to-be-built only, no move-ins)
Private dock potential (buyer-built)
60-70 ft lot frontage (wider than most new construction in Polk County)
Low-density community -- 88 homes total (Highland Homes section)
Fees at a Glance
Fee | Amount | Notes |
HOA | ~$50/month | Among the lowest in new construction Polk County |
CDD | NONE | No community development district debt |
Social Club | N/A | No social club fee -- trade-off for lower density |
The Homes: Highland Homes Floor Plans at Bellaviva
Highland Homes is a Florida-based builder -- not a national production builder. That matters. Their project managers are local, their trade partners are regional, and when something needs to be addressed after closing, you're not navigating a 1-800 national warranty line. Their local presence is one of the reasons our team recommends them to buyers who want builder accountability post-close.
Their level three product at Bellaviva means wider lots, more included features, and a design process that gives you real choices without the design studio ambush that some national builders run.
Floor Plans at Bellaviva
Plan | Sq Ft | Beds/Baths | Notes |
Shelby (Model) | ~2,000 | 3-4 bd / 2.5 ba | Most popular; 2-car garage; available on standard lots |
Willow | Up to 2,540 | 4-5 bd / optional loft | 3-car garage; lakefront lots only; pie-shaped lots on lake |
One important note: lakefront lots are to-be-built only. If you want a home on Lake Mattie, you're selecting your lot and going through the full build process. There are no quick move-ins on the water. That's actually an advantage for customization -- you pick your elevation, your finishes, and your lot orientation.
The Build Process
Highland Homes offers a 360-day build timeline on to-be-built homes at Bellaviva (this is standard for their lakefront product). You'll go through a design center appointment where you select structural options, then finishes. The design center overage is real -- have your budget ceiling ready going in. Our team can walk you through what to prioritize vs. what to skip.
Christian's Take: What I Actually Think About Bellaviva
Here's my honest read on Bellaviva after touring it with my teammate and spending time talking to the Highland Homes sales rep:
The lakefront lots are the headline, and they deserve it. You're not going to find another new construction community in Polk County where you can buy a lakefront home for under $430K -- maybe ever again. That's a legitimate buying argument.
The no-CDD structure matters for long-term affordability. CDD fees in comparable communities can run $150-250/month on top of HOA. At Bellaviva, you have one fee: $50/month HOA. Your total monthly overhead on community fees is about what you'd spend on a streaming service bundle.
The trade-off is amenities. There's no resort pool, no fitness center, no dog park with an Instagram wall. You're trading clubhouse culture for a real lake. For a certain buyer, that's exactly right. For a buyer who needs the amenity lifestyle, look at Mirada or Waterleigh.
Pro Tip: The design studio is where buyers overspend at Highland Homes. Set a hard cap on your structural options -- usually 3-4% of base price -- before you walk in. Our team has seen buyers add $40K-60K at the design studio on features that don't appraise back out. We can coach you through this before your appointment.
Frequently Asked Questions About Bellaviva
Where is Bellaviva located?
Bellaviva is located off SR 559 and Cone Road in Auburndale, FL 33823 -- in Polk County. Auburndale is between Lakeland and Winter Haven, about 24 miles from Walt Disney World and 2.4 miles from I-4.
Who is the builder at Bellaviva?
Bellaviva is built by Highland Homes of Florida -- a local Florida builder, not a national production builder. Their offices are in Lakeland, FL. There is also an adjacent Ryan Homes section within the broader Bellaviva development.
What are the HOA fees at Bellaviva?
The HOA at Bellaviva is approximately $50 per month ($600 per year). This is one of the lowest HOA fees in new construction in Polk County. There is no CDD fee.
Does Bellaviva have a CDD?
No. Bellaviva has no CDD fee. The only community fee is the HOA at approximately $50/month. This is a significant cost advantage vs. comparable lakefront or amenity-rich communities that carry $150-250/month in CDD fees.
What is the starting price at Bellaviva?
Bellaviva starts at $340,900 for standard homesites. Lakefront lots (on Lake Mattie) carry a premium and are priced above $400K depending on lot size and floor plan. All prices are base price and do not include design studio options or lot premiums.
What schools serve Bellaviva?
Bellaviva is zoned for Polk County School District schools: Lena Vista Elementary, Stambaugh Middle School, and Auburndale Senior High School. Verify current zoning with the Polk County School District directly before purchase.
How far is Bellaviva from Disney World?
Bellaviva is approximately 24 miles from Walt Disney World -- about a 24-minute drive via I-4 East. This puts it in a practical commute window for Disney cast members and hospitality workers.
Are there lakefront lots available at Bellaviva?
Yes. A limited number of exclusive lakefront homesites at Bellaviva front directly on Lake Mattie. These are to-be-built only (no quick move-ins) and require the Willow series 3-car garage floor plan. Lot count is limited -- contact our team to check current availability.
What is Lake Mattie?
Lake Mattie is a natural public lake covering approximately 1,058 acres in Auburndale, FL. It supports boating, kayaking, and fishing. It is not a manmade retention pond -- it is a natural Florida lake with public access.
Can I negotiate with Highland Homes at Bellaviva?
Yes, but strategy matters. Our team uses the CAP approach (Closing costs, Allowances, Price) to negotiate the best package from Highland Homes at Bellaviva. Builders rarely move much on base price, but they will often cover closing costs or provide design center allowances. Never negotiate alone -- use a buyer's agent who knows the builder's current incentive program.
How many homes will Bellaviva have?
Highland Homes plans approximately 88 homes in their section at Bellaviva. There is also an adjacent Ryan Homes section within the broader development. Total community size is relatively small compared to master-planned communities in Osceola or Hillsborough counties -- which means less builder competition for available lots as the community matures.
Is Bellaviva in Auburndale or another city?
Bellaviva is in Auburndale, FL 33823 -- in Polk County. Auburndale is sometimes confused with nearby Lake Alfred or Winter Haven. The community address is on SR 559 and Cone Road, clearly within Auburndale city limits.
Ready to See Bellaviva? Here's Your Next Move
Lakefront lots at Bellaviva are genuinely limited. Highland Homes is not releasing them all at once. If you want a home on Lake Mattie -- with no CDD, a $50/month HOA, and a local builder who actually answers the phone -- the time to move is now, before those lots go to reservation.
Our team does a lot of work in the Auburndale / Lake Alfred corridor. We know the Highland Homes reps, we know which lots are facing east vs. west (matters for sunset views on the lake), and we know how to structure your offer to capture the builder's current incentive package. We go with you -- at no extra cost.
Email Team@morefla.com or text (863) 225-0060. We answer ourselves.
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