Cliffside
Woods

Newer custom single-family · Polk County · ZIP 33813

A small newer custom enclave on Cliffside Drive in South Lakeland, the no-HOA read for owner-occupiers near Little Banana Lake.

South Lakeland 33813No HOA reportedNewer custom homes

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

This is a small enclave of newer custom and semi-custom homes, so the honest read is the build, the lot, and the acreage, not a townwide average. Confirm the HOA status, lot size, and builder per address from the listing and county records.

Free · No obligation

Unlock Off-Market Cliffside Woods

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

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Median Price

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Supply

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Avg DOM

Soft

Seller Leverage

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Median $/Sqft

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1-Yr Price Change

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Distress

Jon's Current Read

"Cliffside Woods is a small newer enclave along Cliffside Drive in South Lakeland, not a large master plan, so the read is a build-and-lot read: recent custom and semi-custom homes on wooded lots near Little Banana Lake where the value drivers are construction quality, the specific lot and acreage, and the absence of HOA dues reported on recent listings, not a neighborhood average. As newer construction it is younger than much of the surrounding South Lakeland stock, which generally helps on systems and insurance questions, but a small enclave means thin comparable sales, so price the home against nearby South Lakeland custom homes and the lot itself. Its position in the 33813 area is the draw and the caveat: confirm the exact city or county jurisdiction, the flood zone near Little Banana Lake, and the school assignment for the specific address. Your leverage is reading the build, the lot, and the comps honestly before the finishes sell you."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Cliffside Woods is a small single-family enclave along Cliffside Drive in South Lakeland, Polk County, ZIP 33813, on wooded lots near Little Banana Lake (Stellar MLS listings and Polk County area records, 2026). Recent homes here are newer custom and semi-custom builds rather than a large tract subdivision.

Listings describe newly built homes completed in the mid 2020s, with one home at 5087 Cliffside Drive built by Tapia Construction and described as roughly 3,200 square feet on a lot of about 0.42 acres, and a nearby home around 3,000 square feet (Stellar MLS L4952216 and related listings, 2026). Plans run to larger five bedroom layouts with pools and screened lanais; confirm the exact size, bedroom count, and lot for any specific address.

Because this is a small enclave, the money is made or lost on the build and the lot, not on a townwide average. The drivers are the construction quality and builder, the lot size and acreage, the no-HOA status reported on recent listings, and the flood and jurisdiction picture near Little Banana Lake, all of which have to be confirmed from the listing and county records for the exact address.

The pitch is a quiet, wooded South Lakeland setting with newer custom homes and no HOA reported, near Little Banana Lake and the County Road 540A corridor, with the Polk Parkway and the rest of Lakeland a short drive. The work is the diligence: confirm the HOA status, the lot and acreage, the builder and warranty, and the flood zone before you buy the finishes.

Quick Match

Who Cliffside Woods is best for.

Best for

Owner-occupiers who want a newer custom home on a wooded South Lakeland lot
Buyers who value no HOA reported over a master-plan amenity package
Buyers who want acreage and privacy near Little Banana Lake
Buyers who will read the build quality, lot, and comps closely

Probably not for

Buyers who want a large master-planned community with shared amenities
Anyone unwilling to verify HOA status, lot size, and flood zone per address
Buyers who want a budget entry price in a high-volume tract
Buyers who need deep, easy comparable sales in a small enclave

Market Pulse

How Cliffside Woods is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

24Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 30, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Cliffside Woods listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare South Lakeland 33813 or Lakeland. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Cliffside Woods buys, holds, and resells. See the five factors.

Interactive Map

Cliffside Woods on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

Cliffside Woods trades a master-plan amenity package for a quiet wooded South Lakeland setting, with Little Banana Lake, the 540A corridor, and the Polk Parkway close and Tampa or Orlando a longer drive via I-4.

Drive times from the enclave. They are approximate and vary with traffic and your exact routine.

Little Banana Lake~1 to 3 min · near the enclave

County Road 540A corridor~5 min · shopping and dining

Polk Parkway~5 to 10 min · regional access

Lakeland Highlands~5 to 10 min · nearby area

Downtown Lakeland~15 to 20 min · to the north

Interstate 4~15 to 25 min · Tampa to Orlando corridor

Tampa or Orlando~45 to 60 min · via I-4

Distances and times are approximate and vary with traffic and the specific home. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near CliffsideWoods with Momentum Realty’s local guides.

CHClubhillEstates Homes for Sale in Lakeland, FLLakeland, FL · 0.1 mi BOBeerman OaksLakeland, FL · 0.2 mi CCColony ClubEstates Homes for Sale in Lakeland, FLLakeland, FL · 0.4 mi GRGroveglenSouthLakeland, FL · 0.4 mi HEHartford Estates Homes for Sale in Lakeland, FLLakeland, FL · 0.4 mi SGSunny Glen Homes for Sale in Lakeland, FLLakeland, FL · 0.4 mi HHHighland HillsSouthLakeland, FL · 0.5 mi ENEnglelakeLakeland, FL · 0.5 mi AVAlamo Village Homes for Sale in Lakeland, FLLakeland, FL · 0.6 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Cliffside Woods (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Polk County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Cliffside Woods is served by Polk County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Polk County Public Schools (verify by address)

Verifyrating

By address

Confirm zoned elementary, middle, and high

Verifyrating

Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Cliffside Woods address.

The takeaway

What is actually shaping value at Cliffside Woods: South Lakeland growth and new construction in the 33813 area, Polk County school and infrastructure capacity, and the broader Lakeland housing market. Each item is sourced and linked.

Recent Developments in Cliffside Woods

Development Intelligence

Our read on what is being built around Cliffside Woods, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishNewer construction and a no-HOA South Lakeland setting support demand, with the watch items being thin comparable sales in a small enclave and the flood and drainage picture near Little Banana Lake.

South Lakeland growth and new construction

Ongoing

BullishNotable impact

SignificanceRadius: Area

Continued demand for newer homes in the 33813 area supports the case for custom enclaves like this one.

No HOA reported on recent listings

2026

BullishNotable impact

SignificanceRadius: Community

A no-HOA setting can appeal to buyers seeking flexibility, though private access or deed obligations should still be confirmed per address.

Thin comparable sales in a small enclave

Ongoing

NeutralNotable impact

SignificanceRadius: Community

A small enclave means limited in-community comps, so pricing should lean on nearby South Lakeland custom homes.

Flood and drainage near Little Banana Lake

Ongoing

NeutralNotable impact

SignificanceRadius: Community

Proximity to a lake makes the FEMA flood zone, elevation, and drainage notes essential diligence per lot.

Newer construction versus older South Lakeland stock

Ongoing

BullishMinor impact

SignificanceRadius: Community

As newer custom homes, these are younger than much of the surrounding stock, which generally helps the systems and insurance picture.

Polk County growth and infrastructure capacity

Ongoing

NeutralNotable impact

SignificanceRadius: Region

Rapid Polk County growth supports demand but pressures roads and schools, so confirm capacity and assignment for the address.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Cliffside Woods, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

June 2025
Market
Polk County remains one of Florida's fastest-growing counties
Census and state estimates continue to rank Polk County among the fastest-growing counties in Florida, driven by its position along the Interstate 4 corridor between Tampa and Orlando, sustaining demand for new and existing homes in the Lakeland area. Why it matters: Sustained Polk County growth supports housing demand in South Lakeland, though buyers should still price small enclaves against real local comps. Source
January 2025
Schools
Polk County Public Schools continues capacity planning amid growth
Polk County Public Schools, one of the largest districts in Florida, continues facilities and boundary planning to manage enrollment growth across the county, which can affect school assignment for individual addresses over time. Why it matters: School assignment can shift with growth and boundary changes, so buyers should confirm the zoned schools for the exact address. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The Cliffside Woods buying strategy.

If we were buying in Cliffside Woods, this is the order of operations we would run, and the one we run for our clients.

Confirm the HOA status first. Recent listings report no HOA, but confirm in writing per address, since a small enclave can carry private road or shared-access agreements.

Verify the lot size and acreage. In a small enclave the lot is a core asset, so confirm the exact dimensions, acreage, and any wetlands or setback limits from county records.

Read the builder and warranty. Homes here are newer custom builds, so confirm the builder, the warranty, and the construction details for the specific home.

Check the flood zone near Little Banana Lake. Confirm the FEMA flood zone, the elevation, and any drainage notes for the address before you offer.

Cross-shop nearby South Lakeland custom homes so you can price the build and lot against comparable 33813 homes rather than a thin in-enclave sample.

The Quick Decision

Best Buy

A newer custom home on a larger wooded lot with a confirmed no-HOA status

Biggest Risk

Thin comparable sales and unconfirmed HOA, lot, or flood details

Best Lot

A larger, well-drained wooded lot away from any low or wetland areas

Smart Timing

Confirm the build, lot, HOA, and flood read before you offer

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Cliffside Woods is a small newer enclave rather than an amenity community, so the lifestyle is quiet, wooded custom-home living in South Lakeland near Little Banana Lake. Homes are recent custom and semi-custom builds with features such as screened pools, lanais, and split floor plans, with no HOA reported on recent listings and no shared amenity package. The County Road 540A corridor, the Polk Parkway, and South Lakeland shopping and dining are a short drive. HOA status, lot details, and jurisdiction vary, so confirm the current rules and what each home includes with the listing and county records before you buy.

Cliffside Woods Homes For Sale

What your money buys in Cliffside Woods.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Cliffside Woods today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Entry Home

A smaller newer home or a remaining lot, the more affordable way into the enclave, where lot and build quality drive value.

Lowest entry

The Core Custom

A mid-size newer custom home on a wooded lot with a pool, the heart of the enclave resale market.

Most inventory

The Top

The larger custom homes on the best wooded lots with the most updated finishes, the homes that hold value best in the enclave.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Entry Home

A smaller newer home or a remaining lot, the more affordable way into the enclave, where lot and build quality drive value.

The Core Custom

A mid-size newer custom home on a wooded lot with a pool, the heart of the enclave resale market.

The Top

The larger custom homes on the best wooded lots with the most updated finishes, the homes that hold value best in the enclave.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Cliffside Woods, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Cliffside Woods is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Cliffside Woods holds value.

Our read on the factors that protect resale here, and the one to manage.

Build ageNewer custom construction, mid 2020s builds

HOA and access riskNo HOA reported, confirm access agreements

Flood and drainage exposureNear Little Banana Lake, verify zone per lot

Lot and acreageWooded lots, roughly a third to a half acre

Comparable sales depthSmall enclave, lean on South Lakeland comps

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Cliffside Woods

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Cliffside Woods is a small newer enclave, not a townwide average. The deal is won or lost on the build, the lot, the no-HOA status, and the flood and jurisdiction read.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.5B · Buy Score

Resale Strength7.2/10

Renovation Risk3.5/10

Location Efficiency7.8/10

Long-Term Defensibility7.4/10

Carrying Cost Advantage7.8/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Cliffside Woods is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

In a small enclave, the build and lot are the asset
Larger, well-drained wooded lots hold value best
Confirm the FEMA flood zone near Little Banana Lake
Verify the no-HOA status and any access agreements
Price against nearby South Lakeland custom comps

In a small newer enclave, the part of your money the market protects is the build quality and the lot, plus the scarcity of newer custom homes in South Lakeland. Larger, well-drained wooded lots with strong construction hold value better than smaller or low-lying lots, and the no-HOA setting can be a draw if the obligations are confirmed. The finishes can be updated; the lot, the acreage, and the drainage cannot. Confirm the lot, the flood zone, the HOA status, and the comps first, then price the build and condition against them.

The 15-Second Verdict

Cliffside Woods in 15 seconds.

Best forOwner-occupiers who want a newer custom home on a wooded South Lakeland lot.

Biggest advantageA quiet no-HOA enclave of newer custom homes near Little Banana Lake.

Biggest riskThin comparable sales and unconfirmed HOA, lot, or flood details.

Sweet spotA newer custom home on a larger wooded lot with a confirmed no-HOA status.

Avoid ifYou want a large master-planned community or a budget tract entry price.

HOA Status, Lot & Jurisdiction

15-Second Take

Confirm the no-HOA status in writing per address
Check for private road or shared-access agreements
Verify the lot size, acreage, and setbacks
Confirm the city or county jurisdiction and services
Verify the flood zone near Little Banana Lake

Recent listings in Cliffside Woods report no HOA, which means no mandatory association dues on those homes. In a small enclave, however, private road maintenance, shared access, or deed restrictions can still apply, so the absence of dues does not always mean the absence of obligations. Confirm the HOA status, any private road or access agreements, and any recorded deed restrictions in writing for the exact address.

With no HOA reported, owners are generally responsible for their own lawn, exterior, and any shared driveway or access upkeep, and there is no association amenity package. Verify whether any private road, drainage, or access costs are shared among the enclave, and confirm what each owner maintains independently before you buy.

Run Your Numbers

Tools for a Cliffside Woods buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxPolk County millage and the homestead picture.Rent vs buyThe breakeven on owning in Cliffside Woods.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Cliffside Woods

Price to the build, the lot, and the South Lakeland comps, not a wide-area average.

Selling here means pricing to your specific build quality and lot, not a wide-area estimate. The construction, the acreage, the condition, and the comparable South Lakeland custom homes are what set your number in a small enclave.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Cliffside Woods, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping South Lakeland 33813, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Cliffside Woods home worth?

Get a no-obligation home value based on real comparable sales in Cliffside Woods matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Cliffside Woods on the map →
Or get your Cliffside Woods home value & selling guide →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Cliffside Woods year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Polk County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,609/mo

Polk County typical true cost to own

$110/mo

Polk County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Polk County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

Cliffside Woods Market Scorecard

Strong seller's market

Cliffside Woods is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.

1.8

Months supply

$1,019,500

Median list

$847,500

Median sold

$313

Per sqft

Days on mkt

6/8/41

Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Cliffside Woods?

It is a small single-family enclave along Cliffside Drive in South Lakeland, Polk County, ZIP 33813, on wooded lots near Little Banana Lake.

Are the homes new construction?

Recent listings describe newer custom and semi-custom homes completed in the mid 2020s (Stellar MLS listings, 2026). Confirm the exact year built and builder for any specific address.

Who builds homes in Cliffside Woods?

At least one recent home, at 5087 Cliffside Drive, was built by Tapia Construction (Stellar MLS L4952216, 2026). Confirm the builder and warranty for the specific home you are considering.

Is there an HOA?

Recent listings report no HOA on homes here. Confirm the HOA status in writing per address, since a small enclave can still carry private road, shared-access, or deed-restriction obligations.

How big are the homes and lots?

Listings cite homes around 3,000 to 3,300 square feet on wooded lots of roughly a third to a half acre, with larger five bedroom plans. Confirm the exact size, bedroom count, and lot for any address.

What is the setting like?

It is a quiet, wooded South Lakeland setting near Little Banana Lake, with newer custom homes and no HOA reported. Confirm the exact lot, view, and any water proximity for the specific address.

Do I need to worry about flooding near the lake?

Proximity to Little Banana Lake means flood and drainage exposure should be checked. Confirm the FEMA flood zone, the elevation, and any drainage notes for the exact lot, and get a flood-insurance quote if applicable.

Is it in the city of Lakeland or unincorporated Polk County?

South Lakeland addresses can fall in the city of Lakeland or unincorporated Polk County, which affects services and taxes. Confirm the exact jurisdiction for the specific address.

What schools serve Cliffside Woods?

It is part of Polk County Public Schools, with assignment by address that can change. Confirm the exact zoned elementary, middle, and high schools for the specific address, and note that magnet and choice options may apply.

What is nearby?

The County Road 540A corridor, the Polk Parkway, shopping and dining in South Lakeland, and the rest of Lakeland are a short drive, with Little Banana Lake close by. Confirm real drive times for your routine.

How many homes are in the enclave?

Cliffside Woods is a small enclave rather than a large subdivision, so comparable sales are limited. Confirm the current number of homes and any remaining lots with the listing or county records.

Is Cliffside Woods a good investment?

Newer custom construction and a no-HOA South Lakeland setting support demand, but this is a small enclave, so the build, the lot, and thin comps drive the outcome. This is not a guarantee of future value; read the home and the comps.

How does it compare to nearby South Lakeland communities?

Larger South Lakeland communities offer amenities and deeper comparable sales, while Cliffside Woods offers newer custom homes, wooded lots, and no HOA reported. Which is the better buy depends on your budget, amenity needs, and tolerance for thin comps.

What should I verify before buying?

Confirm the HOA status, the lot size and acreage, the builder and warranty, the flood zone near Little Banana Lake, the jurisdiction, and the school assignment for the exact address.

Who is the best real estate agent for Cliffside Woods?

The best agent for Cliffside Woods is one who actively works Lakeland and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Cliffside Woods.

How do I find a top Lakeland real estate agent who knows Cliffside Woods?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Cliffside Woods and the wider Lakeland area.

Can Momentum Realty connect me with an agent for Cliffside Woods?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Cliffside Woods purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Cliffside Woods?

An honest fit check. We will tell you when it is not your community.

Owner-occupiers who want a newer custom home on a wooded South Lakeland lotExcellent fit

Buyers who value no HOA reported over a master-plan amenity packageExcellent fit

Buyers who want acreage and privacy near Little Banana LakeExcellent fit

Buyers who will read the build quality, lot, and comps closelyExcellent fit

Buyers who want newer construction over older South Lakeland stockExcellent fit

Buyers who want a large master-planned community with shared amenitiesProbably not

Anyone unwilling to verify HOA status, lot size, and flood zone per addressProbably not

Buyers who want a budget entry price in a high-volume tractProbably not

Buyers who need deep, easy comparable salesProbably not

Buyers uncomfortable with drainage or flood exposure near a lakeProbably not

Get the inside read on Cliffside Woods

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Cliffside Woods home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Cliffside Woods specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Cliffside Woods - what to look for, questions to ask, and your local expert.

Cliffside Woods median home price history from 2012 to 2026, chart by Momentum Realty — Median sale price in Cliffside Woods, Florida by year (2012 to 2026). Source: Momentum Realty.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

CliffsideWoods

The 60-Second Overview

Who Cliffside Woods is best for.

Best for

Probably not for

How Cliffside Woods is performing right now

Cliffside Woods on the map.

How far is everything?

Nearby Communities

Schools

Polk County Public Schools (verify by address)

Confirm zoned elementary, middle, and high

Magnet and choice options may apply

Recent Developments in Cliffside Woods

South Lakeland growth and new construction

No HOA reported on recent listings

Thin comparable sales in a small enclave

Flood and drainage near Little Banana Lake

Newer construction versus older South Lakeland stock

Polk County growth and infrastructure capacity

Polk County remains one of Florida's fastest-growing counties

Polk County Public Schools continues capacity planning amid growth

The Cliffside Woods buying strategy.

The full read, only if you want it.

What your money buys in Cliffside Woods.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Cliffside Woods holds value.

5 Mistakes Buyers Make in Cliffside Woods

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Cliffside Woods is different.

Which Lots & Views Hold Value Best

Cliffside Woods in 15 seconds.

HOA Status, Lot & Jurisdiction

Tools for a Cliffside Woods buy.

Price to the build, the lot, and the South Lakeland comps, not a wide-area average.

In Cliffside Woods, condition and view decide your number

What is your Cliffside Woods home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Cliffside Woods Market Scorecard

Frequently Asked Questions

Should you buy in Cliffside Woods?

Get the inside read on Cliffside Woods

You are all set.

Need to sell fast in Polk County?

You just read the data. Now see what your home is worth.

More Lakeland & Lakeland, Winter Haven & Polk County guides

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