The 60-Second Overview
Davis Reserve is the first new village the Villages of Citrus Hills has opened in years, and the developer built the entrance to say so: a gatehouse with water features fronting a gated, age-restricted 55+ neighborhood planned for roughly 400 single-family homes, with phase 1 running about 80 homesites. Site work began in 2025, and homes are built by Citrus Hills Construction, the developer’s own building arm, the integrated model this master plan has run for decades.
The product: six floor plans from roughly 1,400 to 2,200 living square feet, 2-3 bedrooms, 2 to 3.5 baths, two-car garages, open layouts with flex space, priced from the $400s. One published example, a 2-bed, 2.5-bath plan with a study at 1,872 living square feet, gives the flavor: right-sized 55+ product, not downsized.
Davis Reserve sells the rarest thing in Citrus County’s 55+ market, new construction inside an established resort master plan, and attaches the county’s newest fee question to it: the first CDD in Citrus Hills.
That fee question is the heart of this guide. Older Citrus Hills villages carry deed fees and the membership decision, but no Community Development District. Davis Reserve has one, the Davis Reserve CDD, formed to finance roughly $23 million of infrastructure repaid through annual assessments on each property-tax bill. Add the $189/month social membership conversation and the village fee, and the honest monthly cost has three layers the price sheet does not total for you. We do.
The Fee Stack: CDD, Village Fee, and the Membership
Three layers, in order of how often they surprise buyers:
1) The CDD, new territory for Citrus Hills. The Davis Reserve Community Development District (davisreservecdd.com) issued debt for the village’s roads, stormwater and systems, public records put the infrastructure cost around $23 million, and homeowners repay it through an annual assessment collected with property taxes. No older Citrus Hills village carries this line. The per-home amount varies by homesite and no reliable published figure circulated at the time of writing, so treat any verbal number as unconfirmed until you see the district’s adopted budget and the parcel’s projected tax-bill line. We pull both before any client offers.
2) The village fee. Davis Reserve will run village-level covenants under the Citrus Hills property owners structure. We could not verify a published Davis Reserve fee yet, it is a new village, confirm the current amount, what it covers, and its escalation history with the association in writing.
3) The membership. The Citrus Hills social membership is widely published at $189/month plus a $2,000 deposit refunded when you sell; golf memberships are a separate, higher tier. The decisive question for Davis Reserve buyers: is membership mandatory with the deed? Some Citrus Hills products deed it in, others leave it optional. The answer changes your monthly by $189-plus forever, get it from the contract documents, not the sales pitch.
The Club Layer: Village Amenities plus Citrus Hills
Davis Reserve gets its own core, unusual for a Citrus Hills village: a private clubhouse, resort-style pool, four pickleball courts, a dog park and walking trails, built for residents behind the gate. As of the 2025-2026 build-out the amenity complex was under construction alongside phase 1, confirm the delivery schedule before you weight it in your decision, early buyers in any new village live with the gap between rendering and ribbon-cutting.
The second layer is what makes Citrus Hills, Citrus Hills: by membership, residents tap the master plan’s resort infrastructure, golf courses, the Activity Center’s fitness complex and courts, the spa at Bella Vita, restaurants, and a social calendar that runs deep. For an active-adult buyer comparing Davis Reserve against a standalone 55+ subdivision, this layer is the product. Price it honestly: the social tier at $189/month is the entry, golf tiers run higher, and the value depends entirely on whether you will use it. We ask clients to write down their actual week before they buy the brochure’s.
The Homes: Six Plans, One Builder
The housing stock is Citrus Hills Construction’s 55+ collection: six single-story floor plans from roughly 1,400 to 2,200 living square feet, 2-3 bedrooms plus studies and flex rooms, 2 to 3.5 baths, attached two-car garages, open kitchens built for entertaining rather than maximum bedroom count. Pricing was published simply as from the $400s, with the 1,872-square-foot study plan the published mid-range example.
One builder cuts both ways. You get product consistency, one warranty channel, and a developer with a four-decade reputation in this county to defend. You give up the leverage of competing builders bidding for your contract, there is one price sheet, and the negotiation happens on lot premiums, options, and membership terms instead. That is exactly where representation earns its keep: the sales office’s job is the developer’s margin; ours is yours.
Schools
Davis Reserve is age-restricted 55+, so zoned schools rarely drive the purchase, but they still matter twice: visiting grandchildren and resale context, because a future buyer’s lender and appraiser see the same county data. Listings in this part of Citrus County commonly reference the Hernando Elementary, Inverness Middle, and Citrus High tracks, verify current assignments with Citrus County Schools if it matters to your situation.
The more relevant institutional map for this buyer: HCA Florida Citrus Hospital in Inverness about 15 minutes away, the CR-491 medical corridor in Lecanto, and the College of Central Florida’s Citrus campus nearby for lifelong-learning programming.
More on Living in Davis Reserve
The depth without the wall of text. Open what matters to you.
Location and the Suncoast Parkway change
High and dry, by Nature Coast standards
Construction-era reality
The 55+ restriction, practically
5 Mistakes Buyers Make in Davis Reserve
A brand-new village inside an old master plan invites a specific set of errors. All five are avoidable.
Assuming Citrus Hills means no CDD
Every older village taught buyers that lesson, and Davis Reserve reversed it. The Davis Reserve CDD rides on each tax bill; pull the parcel’s projected line and the district’s adopted budget before you offer, never accept a verbal figure.
Not pinning down the membership terms
$189/month plus a $2,000 deposit is the published social tier, but whether membership is mandatory with a Davis Reserve deed, and at what tier, lives in the contract documents. Get it in writing; it changes the monthly forever.
Buying the rendering instead of the schedule
The clubhouse, pool and pickleball courts were under construction during early phases. Confirm delivery timing, and price what it means to pay full freight for amenities you may wait seasons to use.
Skipping the resale comparison
Terra Vista and Brentwood resales, often with deeded memberships and mature lots, are the price discipline on Davis Reserve’s sheet. If new-plus-CDD outruns settled-plus-no-CDD by too much, know exactly what the premium buys.
Treating the lot as an afterthought
Launch buyers get the one advantage resale buyers never will: first pick. Preserve edges and positions away from later phases hold value; interior lots beside years of coming construction do not. Choose like resale depends on it, it does.
Which Lots & Positions Hold Value Best
In a one-builder village, the lot is your only scarce asset
Every Davis Reserve home comes off the same six plans, so what differentiates resale later is position: preserve and buffer edges, the water-feature entrance corridor, and streets that finish early.
The mistake is paying an options-heavy price for a standard interior lot beside three future phases of construction. We map the durable positions before clients commit.
What to Check Before You Offer
Run this list on any Davis Reserve homesite. Missing one is how launch buyers overpay.
- The parcel’s Davis Reserve CDD assessment, projected line and the district’s adopted budget
- The current village HOA/POA fee, inclusions, and escalation language
- Membership terms in the contract, mandatory or optional, tier, the $2,000 deposit mechanics
- The amenity completion schedule, in writing, not the rendering
- The age-restriction covenants, occupancy rules for spouses, caregivers, and visiting family
- Comparable Terra Vista / Brentwood resales, the all-in monthly, side by side
- What is platted around the lot, future phases change views, traffic and noise for years
- Flood designation and a real insurance quote, high ground helps, verification decides
Davis Reserve is the most interesting thing to happen in Citrus County’s 55+ market in years: genuine new construction inside a master plan whose amenity layer took four decades to build, behind the most formal gate in Citrus Hills. The demand is real and the product reads right. What I want every buyer to see before the model-center tour is the stack nobody totals out loud, the first CDD in Citrus Hills, a village fee still being set, and a membership decision worth $189-plus a month forever. None of those are dealbreakers; unpriced, any of them can turn a fair deal mediocre.
Cross-shop it honestly: Terra Vista for the settled premium version without a CDD, Timber Pines for the benchmark 55+ value a county south, and Black Diamond Ranch if golf is the actual point. We represent you, not the developer, and the fee math comes first.
Davis Reserve vs. Comparable Communities
The honest way to place Davis Reserve is against the communities its buyers actually weigh: the older Citrus Hills villages and the Nature Coast’s established 55+ names.
| Community | How it compares to Davis Reserve |
|---|---|
| Terra Vista at Citrus Hills | The established premium village: mature lots, Bella Vita spa core, resales often with deeded memberships, and no CDD. Davis Reserve counters with brand-new product and a true 55+ restriction. Price both stacks before deciding. |
| Brentwood at Citrus Hills | The mid-tier resale route into the same master plan at friendlier money. Older homes, same membership question, no CDD, the value check on every Davis Reserve quote. |
| Skyview Villas at Terra Vista | The maintenance-included villa alternative for buyers who want the Citrus Hills layer without yard work. Smaller product, different fee structure, same club access. |
| Villages of Citrus Hills (original sections) | The master plan’s legacy streets: larger lots, 1980s-2000s housing stock, the lowest entry to the lifestyle. No gate, no new-build warranty, no CDD. |
| Timber Pines (Spring Hill) | The Nature Coast’s benchmark 55+: four courses, deep amenities, settled resale market at meaningfully lower prices. Davis Reserve’s case against it is new construction and the Citrus Hills resort layer. |
| GlenLakes (Weeki Wachee) | Gated golf with a country-club core near the coast, mixed-age rather than 55+, resale product with optional membership, the lifestyle rival one county south. |
Davis Reserve’s case: the only new-construction 55+ village inside an established resort master plan on the Nature Coast. The case against: the CDD, the membership stack, and years of build-out, all manageable, none optional to understand.
The Honest Trade-offs
Pros
- New-construction 55+ inside an established resort master plan, unique on the Nature Coast.
- Gated village with its own clubhouse, pool, pickleball, dog park and trails.
- Citrus Hills golf, fitness, spa and dining one membership away.
- High, rolling terrain, friendlier flood math than coastal Citrus County.
- Integrated builder: consistent product, one warranty channel.
- Early-phase lot choice, the launch buyer’s durable advantage.
Cons
- The first CDD in Citrus Hills, on every Davis Reserve tax bill.
- Membership adds $189-plus monthly before golf, terms must be verified.
- From-the-$400s pricing sits above comparable Citrus Hills resales.
- Amenities and most streets under construction for years.
- One builder, one price sheet, limited in-community leverage.
- Resale exit will compete with the developer’s remaining phases.
The Davis Reserve Playbook
How we run a Davis Reserve purchase, in order:
- Verify the three fee lines first: the parcel’s CDD, the village fee, and the membership terms in the contract
- Comp the stack against resales: Terra Vista and Brentwood all-in monthlies beside the new-build quote
- Buy the position: preserve edges and early finished streets, not options on an interior lot
- Pin the amenity schedule in writing, and price the wait honestly
- Negotiate the unadvertised: lot premiums, options credits, membership terms, the integrated-builder levers
Questions We Ask Before You Offer
These are the questions we put to the developer, the district, and the association before a client signs anything:
- What is this homesite’s projected CDD assessment, and how much is bond debt versus operations & maintenance?
- What is the current Davis Reserve village fee, what does it cover, and what is the escalation language?
- Is Citrus Hills membership mandatory with this deed, at which tier, and what are the deposit mechanics?
- What is the written amenity completion schedule, and what happens if it slips?
- What are the age-restriction covenants, and how are occupancy exceptions handled?
- What did comparable Citrus Hills resales close for, all-in monthly included, in the last 90 days?
Is Davis Reserve For You?
No community fits everyone. The honest sort:
Consider elsewhere if you want
- The lowest entry to the Citrus Hills lifestyle, Brentwood and original-section resales win that math
- No CDD on the tax bill, every older Citrus Hills village skips it
- Settled streets and finished amenities today, Terra Vista and Timber Pines deliver now
- A mixed-age neighborhood, the 55+ covenants here are real and enforced
- Golf included rather than by membership tier, price Black Diamond and GlenLakes structures
- Coastal living and a boat behind the house, this is the high, dry middle of the county
Davis Reserve fits if you want
- A brand-new home in an amenity-rich master plan without waiting for a rare Terra Vista new build
- A true gated 55+ village with its own clubhouse, pool and pickleball core
- The Citrus Hills resort layer, golf, fitness, spa, dining, one membership away
- First pick of lots before premiums harden
- High-ground insurance math on the Nature Coast
- A fee stack you understand fully, because you verified it before signing, our job