Two age-qualified communities, twenty minutes apart, that sell to the same buyer and deliver completely different things.
Everybody asks about the pool. Most people ask about pickleball. A fair number ask what the dues cover, which is a genuinely good question and usually gets a genuinely incomplete answer.
Nobody asks who owns the roof.
That is unfortunate, because it is the question that actually separates these two communities — and it decides the monthly payment, the insurance bill, how your lender looks at the deal, and who is standing in line to buy it from you in twelve years. Hold onto it. We will come back to it.
The short version
Gatherings of Lake Nona is Lake Nona's only 55+ condominium community — 216 single-floor units in eight four-story buildings, tucked inside Laureate Park, walking distance to the Lake Nona Town Center and minutes from Medical City. Beazer Homes started building in 2017 and the last phase is wrapping up around 2026.
Del Webb Sunbridge is Pulte's 55+ community in St. Cloud — 1,350-plus single-family homes and villas behind a guarded gate, built around a 27,000-square-foot amenity center called the Hammock Club, with a full-time Lifestyle Director running the calendar. Same developer behind the master plan as Lake Nona (Tavistock), different county, different address, still selling and still building.
One is a condo. One is a house. Almost everything below is a consequence of that.
↑ Back to topSide by side
| Gatherings of Lake Nona | Del Webb Sunbridge | |
|---|---|---|
| Builder | Beazer Homes | Del Webb (PulteGroup) |
| Ownership | Condominium — deeded unit, shared structure | Fee simple — you own the lot and the roof |
| Home types | Single-floor condo flats, 2–3 bedrooms, attached 1-car garage, elevator access | Villas and single-family; 2 villa plans, 12 single-family plans |
| Sizes | 1,368–1,805 sq ft | Villas 1,543–1,579 sq ft; single-family 1,670–3,452 sq ft |
| Community size | 216 units in 8 buildings (3 with water views) | 1,350+ homes at build-out |
| Amenities | 4,400 sq ft clubhouse, pool, fitness room, pickleball, bocce, shuffleboard, dog park | 27,000 sq ft Hammock Club — zero-entry resort pool, resistance pool, spa, 7 pickleball courts, 2 tennis courts, fitness and movement studio, Tavern & Grille, community garden |
| Lifestyle staff | Part-time | Full-time on-site Lifestyle Director |
| Location | Orange County, City of Orlando (32827) | Osceola County, St. Cloud (34771) |
| Status | Building since 2017; final phase completing around 2026 | First residents 2020; still selling and building |
| Pricing | Approx. $355,000–$484,000 as of July 2026 | From approx. $319,000 base as of July 2026 |
| Monthly dues | Approx. $575–$653 as of July 2026 | Approx. $378–$441 by series as of July 2026 |
| CDD | Yes — line item on the Orange County tax bill | Yes — line item on the Osceola County tax bill |
| Gas service | No natural gas | Full natural gas community |
Look at the dues line and the instinct is immediate: Gatherings is expensive. That instinct is wrong, and fixing it is the whole point of the next two sections.
↑ Back to topBack to the roof
At Gatherings, the roof is not yours. Neither are the elevators, the exterior walls, the common plumbing, or the building's insurance policy. The association owns all of it, insures all of it, and reserves for all of it — which is why the dues are higher. You carry an HO-6 policy on the inside of your unit and your belongings, and that is a fraction of a full homeowners policy. When the roof reaches the end of its life, it comes out of reserves, not out of your savings account.
At Del Webb Sunbridge, the roof is entirely yours. The dues cover lawn care — mowing, edging, blowing, bed weeding twice a month, monthly shrub pruning — plus turf and shrub fertilization and pest control up to eight times a year, annual trimming of trees under eight feet, gigabit internet, the gate, and the amenity operation. Nice package. It does not include your roof, and it does not include your homeowners insurance.
So the real comparison is not $653 against $441. It is five lines, run the same way on both sides:
The five lines that make up your actual monthly cost
- Association dues — building-specific at Gatherings, series-specific at Del Webb
- CDD assessment — parcel-specific on both sides; pull the real tax bill, not the community average
- Property tax — Orange County millage versus Osceola County millage
- Insurance — an HO-6 interior policy versus a full homeowners policy
- Roof reserve — funded through dues at Gatherings, funded by you at Del Webb
Neither builder's payment calculator shows all five. That gap is where people get surprised a year after closing.
The condo question, asked honestly
Florida rewrote its condominium law after Surfside, and any buyer looking at a four-story building in this state should know what changed. This is not an argument against Gatherings. It is an argument for reading four documents.
Buildings of three or more habitable stories now require a Structural Integrity Reserve Study — an engineering report covering roof, load-bearing structure, fire protection, plumbing, electrical, waterproofing, windows and doors. The initial deadline for those studies was December 31, 2025. Separately, owners can no longer vote to waive or reduce reserves for the structural components the study identifies. Underfunding reserves to keep dues artificially low used to be common. It is largely off the table now.
The milestone inspection requirement is a long way off here — it triggers at thirty years from certificate of occupancy, which for buildings finished between 2019 and 2026 lands somewhere around 2049 and later. The reserve study and the funding plan are the near-term items.
Two things about this particular community are worth knowing before you tour it. First, Gatherings is not governed by one association — state records show separate condominium associations organized by building and phase. Budgets, reserve balances and assessment history can differ from one building to the next, so "what are the dues at Gatherings?" has more than one correct answer. Second, your lender underwrites the project, not just you. Condo financing turns on reserve adequacy, master insurance and delinquency rates, and a project that struggles with that review narrows your buyer pool later, not only your options now.
Ask for these four before you write an offer on any Florida condo
- The Structural Integrity Reserve Study for that specific building
- The current budget and reserve funding plan for that building's association
- Two years of association meeting minutes — where assessments show up first
- The master insurance declarations page and the current premium
If any of the four is slow to arrive, that is information too.
Del Webb's side of the ledger
Fee simple removes the shared-structure exposure. It does not make the purchase free of trade-offs, and three are worth weighing.
You are buying inside an active build-out. With 1,350-plus homes planned and construction ongoing, a resale competes against the builder's own inventory, the builder's incentives, and the builder's ability to discount. That headwind does not exist at a community finishing its last phase. It also means construction traffic and changing views on interior homesites for as long as the sales trailer is open.
The CDD is a bond obligation. Sunbridge's district collects debt service to repay infrastructure bonds plus an annual operations and maintenance charge, billed with your property taxes. Early in a build-out that debt spreads across fewer rooftops. Both communities carry a CDD; the amounts are not interchangeable, and they vary by parcel.
It is near Lake Nona, not in it. The marketing leans on the proximity, and the proximity is real — the developer puts it under five miles from Medical City. But the address is St. Cloud, the county is Osceola, the services are Osceola County's, and your Saturday errands are not running through the Town Center. If living in Lake Nona is on your list, Del Webb Sunbridge does not check that box. Plenty of buyers decide they do not need it checked.
Browsing before you tour?
Current 55+ inventory inside Lake Nona sits on the Active Adult listings page, with related searches for Lake Nona condos and one-story homes. For the neighborhood itself, there is a fuller write-up in the Nonahood Spotlight on Gatherings.
Five differences that will actually decide this
1. Stairs, elevators, and the twenty-year view
Gatherings is single-floor living with elevator access from the ground floor and a covered balcony. No interior stairs, ever. Del Webb's single-family plans are largely single-story too, but the driveway, the entry, the lot and the yard are all yours to navigate. If you are thinking about mobility fifteen years out rather than next spring, the elevator is not a small detail.
2. Social scale
216 households against 1,350-plus. A 4,400-square-foot clubhouse against 27,000 square feet with a full-time Lifestyle Director and a tavern inside the gates. And here is the part people assume wrong: Gatherings residents do not have access to the Laureate Park amenities — no Aquatic Center, no LP Fit, no Village Center privileges. What Gatherings owners get is the on-site package, full stop. If your week runs on a lap pool, tennis, class schedules and a bar where the bartender knows you, Del Webb wins this outright and the Lake Nona address does not close the gap. If you want a small pool and neighbors who recognize you, the smaller community is the feature, not the compromise.
3. Garage and toys
One attached car garage at Gatherings. Del Webb Sunbridge is golf-cart-friendly with garages sized accordingly. Two vehicles, a cart, bikes, and a workshop habit do not fit in a one-car condo garage, and no other feature fixes that.
4. Walkable versus drivable
Gatherings sits on Laureate Boulevard, next door to the Town Center, with Publix-anchored centers roughly a mile and a half out in either direction and bus stops within a short walk. Del Webb is a drive to nearly everything, with the amenities inside the gates. Ask yourself how you want to buy a gallon of milk. That question sorts these two faster than any spreadsheet.
5. Resale liquidity
Del Webb's brand does real work at resale — buyers search for it by name from other states. Working against it: builder competition until build-out finishes. Gatherings has scarcity on its side, as the only 55+ condo community of its kind inside Lake Nona, and it is finishing. Working against it: condo financing friction and a Florida condo buyer who is reading the news. Neither is a clean win, and anyone who tells you otherwise without pulling twelve months of closed sales is guessing.
↑ Back to topWho each one actually fits
Gatherings of Lake Nona
Lock-and-leave buyers. Snowbirds. Anyone with a second home elsewhere who wants to turn a key, get on a plane, and think about nothing. Buyers who want a Lake Nona address, walkable dining, and Medical City minutes away. Downsizers who are done with yards permanently and want single-floor living with an elevator.
Del Webb Sunbridge
Full-time relocations building a social life from scratch, who want the calendar handed to them. Buyers who need the square footage — a guest suite, an office, room for family at Thanksgiving. Buyers who want their own roof, their own yard, and no shared-structure exposure. Golf cart people.
How to narrow it in one afternoon
Tour both the same day and do these five things:
- Walk into the Hammock Club on a weekday between 9 and 11 a.m. and count people. Then do the same at the Gatherings clubhouse. Brochures show capacity; a Tuesday morning shows use.
- At Gatherings, ride the elevator and walk the corridor of the specific building. Corridor condition is the fastest read on how an association is run.
- Drive from each front gate to the address of the hospital or physician group you will actually use. Time it.
- Ask both sales offices, in writing, for the total monthly carry — dues, CDD, estimated tax, estimated insurance. Then compare their answers to the five lines above and notice what each one left out.
- Ask residents, not staff, what the dues have done over the last three years.
Frequently asked questions
Is Gatherings of Lake Nona really 55+, or just marketed that way?
It is genuinely age-restricted, and so is Del Webb Sunbridge. Del Webb requires at least one household member 55 or older and limits residents under 19 to no more than 90 consecutive days in a twelve-month period. Association rules do get amended, so confirm the current language before you rely on it.
Why are the Gatherings dues so much higher than Del Webb's?
Because they are buying more. The condo association carries the master insurance policy on the building, the roof, the elevators, the exterior and the grounds, plus cable and internet. At Del Webb you insure your own structure and replace your own roof. Compare total monthly carry, not the dues line.
Do Gatherings residents get to use the Laureate Park amenities?
No. Gatherings has its own on-site amenities — clubhouse, pool, fitness room, pickleball, bocce, shuffleboard and dog park — and no access to the Laureate Park Aquatic Center, LP Fit or the Village Center.
Does Del Webb Sunbridge count as living in Lake Nona?
No. It is in St. Cloud, in Osceola County, roughly twenty minutes from the Town Center and under five miles from Medical City by the developer's own measure. Near Lake Nona, not in it.
Can I rent out a home in either community?
Both have leasing rules covering minimum terms, approvals and caps, and at Gatherings they can differ by building association. Rules change, so call before you count on it — I will confirm the current restrictions in writing with the association.
Want the numbers behind this?
I keep twelve months of closed sales, price per square foot and days on market for both communities — from the MLS, not from either builder's sales office — along with resale inventory the builders do not advertise. If you are weighing these two, I will pull the current version, request the association documents on your behalf, and you can read them before you are under contract instead of during a ten-day window.
And no, I am not going to blow up your phone about it.
One last thing, since we opened with it. Whichever one you tour first, at some point in the conversation, ask who owns the roof. Watch how quickly the answer sorts out everything else.
More on the area itself: the Lake Nona neighborhoods hub, current market trends, and the story behind Medical City — which is why a lot of these buyers are looking here in the first place.
↑ Back to topInformation current as of and compiled from builder materials, association and district records, and public sources. Pricing, dues, CDD assessments, amenities and community rules change frequently and must be independently verified for any specific home. Nothing here is legal, tax, insurance or financial advice — consult the appropriate licensed professional, and have an attorney review association documents before you buy. David Myers is a licensed Broker Associate with Ziro Realty, LLC. Equal Housing Opportunity.












