Lakeside at Bass Lake
Homes for Sale in Davenport, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-08-02, 6 recorded sales closed at a median of $282,500, $197 per square foot, a median 41 days on market, sellers accepting 94% of original asking. At the median price and Polk County's FY2025-26 rate of 16.19 mills, annual property tax runs about $4,570 ($3,900 with the full homestead exemption).
Lakeside at Bass Lake is a thin-data market right now: one home on record, no active listings, and six closings in the trailing window. The median sits at $282,500, or about $197 per square foot, but with this little volume that number tells you more about the specific homes that traded than about a reliable community-wide value. Price here is condition- and size-driven, so lean on comparable sales rather than any single headline figure.
The market posture is cool. A median of 41 days on market and a heat score of 35 point to a deliberate pace, not a bidding environment. For a buyer, that means time to inspect, negotiate, and walk if the numbers do not work. For a seller, it means presentation and realistic pricing carry the day — there is no crowd of listings competing, but there is no frenzy pulling offers in either.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Lakeside at Bass Lake right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Lakeside at Bass Lake market snapshot (as of August 2, 2026): the median sale price is about $282K ($197 per sq ft over the trailing 12 months of closed sales), and a median 41 days on market for closed sales.
In ZIP 33837 (Davenport), 1,284 homes closed in the last 12 months at a median of $355K ($179/sq ft), down 2.3% year over year, with a median 49 days on market. Right now 24 active and 15 pending listings. See the live ZIP 33837 housing market and the Polk County market.
Stellar MLS sales records identify 92 homes in LAKESIDE AT BASS LAKE that have changed hands since 2004, built between 1995 and 2003 (median 2002), with a median living area of about 1,430 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
This is a small, quiet pocket in Davenport with no inventory currently active and no community amenities identified in the MLS. Expect to transact on the merits of the individual home rather than on shared facilities or a hot-market tailwind.
Who Lakeside at Bass Lake is best for.
Best for
- Buying to hold in a quiet Davenport pocket and not counting on amenities
- Buyers comfortable pricing off individual comparable sales in a low-volume market
- Buyers who want time to inspect and negotiate rather than compete for inventory
Probably not for
- Needing a shared amenity set or community facilities
- Expecting multiple active listings to choose from right now
- Looking for a fast, competitive market with a clear appreciation narrative
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($282K) IS the median in the snapshot above.
Windows contain 0 to 11 sales each (6 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Deemed reliable but not guaranteed.
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.
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.
25% of homes for sale in ZIP 33837 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
Lakeside at Bass Lake Market Scorecard
Lakeside at Bass Lake is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Schools
- Polk County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Polk County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Lakeside at Bass Lake listings and can change; always confirm with Polk County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Lakeside at Bass Lake address.
Recent Developments in Lakeside At Bass Lake
Development, infrastructure, retail, and school activity affecting Lakeside At Bass Lake, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 7 miles southeast of Lakeside At Bass Lake.
Source: Spectrum News 13 - September 2026Development
Lake County approves 2,241-acre Panther Run rezoning for up to 2,624 homes near Clermont
The Lake County Commission voted 3-1 on Sept. 1 to rezone about 2,241 acres in the Wellness Way area, north of Sawgrass Bay Boulevard, for GT Homes. The planned unit development allows up to 2,624 residential units and more than 1 million square feet of non-residential space, with sites reserved for a future public high school and public safety facilities. Plans include extending County Road 455 and about 11 miles of public trails.
What it may mean for the marketThe plan adds long-term housing supply, employment space and new connector roads in south Lake County, with infrastructure planned ahead of residential growth. The site is about 7 miles west of Lakeside At Bass Lake.
Source: Clermont Sun - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 4 miles southeast of Lakeside At Bass Lake.
Source: FOX 35 Orlando
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 Lakeside at Bass Lake buying strategy.
If we were buying in Lakeside at Bass Lake today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Lakeside at Bass Lake.
A low-volume market worth pricing carefully
With only a handful of recent closings and nothing active, every data point here is sensitive to the mix of homes that happened to sell. The median near the mid-$280s and roughly $197 per square foot are useful anchors, but the real work is comparing a target home's size, condition, and lot to the actual sales — not assuming the median applies to every property.
No amenities were identified from current listings, and homestead share reads at zero in this snapshot, which suggests ownership here skews toward non-primary or investment use. That context matters for resale timing and for who you will be selling to later. If you need shared facilities or an amenity-rich setting, this is not that community.
The location and the amenities are priced into every listing in Lakeside at Bass Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, averages mislead. We price and negotiate off the specific closings that matter for your home, read the 41-day pace honestly, and tell you plainly when a listing is stretching beyond what the comparables support. No inventory to lean on means strategy, not momentum, carries the deal.
Lakeside at Bass Lake in 15 seconds.
Tools for a Lakeside at Bass Lake buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Lakeside at Bass Lake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakeside at Bass Lake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakeside at Bass Lake home worth?
Get a no-obligation home value based on real comparable sales in Lakeside at Bass Lake, 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 all homes for sale in Davenport →
| Location | Davenport, Polk County, FL · ZIP 33837, 33897 |
|---|---|
| Homes in the community | 1 (FL DOR 2025 assessment roll) |
| Sale prices, last 12 months | $282,500 median across 6 closed sales · $197 per sq ft |
| Days on market (closed sales) | 41 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 0% |
| Zoned public schools | Polk County Public Schools (verify by address); Confirm zoned elementary, middle, and high; Magnet and choice options may apply |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Lakeside at Bass Lake key facts,” movewithmomentum.com/neighborhoods/lakeside-at-bass-lake, data as of August 2, 2026.
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Frequently Asked Questions
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Is Lakeside at Bass Lake a good place to live?
Should you buy in Lakeside at Bass Lake?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: November 5, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2004 (87 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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More on Lakeside at Bass Lake
- Home values · What homes in Lakeside at Bass Lake actually sell for