Haines City today
| Typical value | Typical rent | Gross yield | |
|---|---|---|---|
| Single family house | $297,000 | $2,300 | 9.3% |
| Condo or townhome (apartment rent) | $99,000 | $1,730 | 21% |
What this means
Values in Haines City are down 3% over the past year, now 10.3% below the Sep 2022 peak.
House gross yield today: 9.3% (above Florida houses at 8.1%). Cash flow has more room than the state average.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Go deeper: Dane's detailed guides for this area: Davenport and Haines City Vacation Rental Loans.
Quick facts
| Haines City | vs Polk County | vs Florida | |
|---|---|---|---|
| Population | 45,973 (2025 estimate) | ||
| Growth since 2020 | 67.4% | +46.7 pts | +58.5 pts |
| Median home value | $288,900 | 8% higher | 20% lower |
| Median gross rent | $1,224 | 10% lower | 27% lower |
| Median household income | $65,975 | about the same | 12% lower |
| Gross rent yield | 5.08% | −1.1 pts | −0.5 pts |
| Owner occupied homes | 71% | +0.5 pts | +3.4 pts |
| Residents 65 and older | 14.6% | −4.9 pts | −6.7 pts |
| Average commute (minutes) | 36 | 16% higher | 27% higher |
| Homes built 2010 or later | 32.6% | +14.7 pts | +18.4 pts |
| Median property tax paid | $3,153 | 63% higher | 15% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Haines City
Polk County city on the Lake Wales Ridge, platted in 1884 when the South Florida Railroad arrived.
As an incorporated city, Haines City sets its own zoning inside Polk County.
Known for: citrus growing and processing; Posner Park; Southern Dunes golf club
How it has grown: Fast growth thanks to access to Orlando and Walt Disney World via Interstate 4 and US 27.
Next to the rest of Polk County, it grew faster than the county since 2020 (67.4% vs 20.7%); housing is newer (32.6% built since 2010 vs 17.9%); commutes are longer (36 vs 30 minutes) and households are larger (2.95 vs 2.68 people).
Among the 150 Florida cities in these guides, Haines City ranks 130 for home value, 91 for rent yield and 115 for household income (1 is highest).
Closest matches on price and rent: Tallahassee ($294,400, $1,293), Winter Haven ($269,800, $1,246), Daytona Beach ($287,700, $1,328).
Growth and housing
Population went from 27,466 in 2020 to 45,973 in 2025 (67.4%), versus 20.7% for Polk County.
| 2025 building permits | Haines City |
|---|---|
| Single family | 1,453 |
| 5 or more units | 0 |
| Total units | 1,453 |
| Per 1,000 residents | 31.6 |
Newer housing (32.6% built since 2010) often comes with HOA and CDD fees that lenders count. CDD fees
Median year built: 2003. Detached houses dominate (72.1% of homes). Average household size is 2.95.
2.5% of residents moved in from another state in the past year (county 3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $2,767 a year |
Flood, storms and jobs
No CRS flood discount applies inside Haines City city limits. Since 2000, flood insurance has paid $130,275 on 18 claims inside Haines City. For county flood claims, disaster history and jobs, see the Polk County guide (3.9% of homes there are in high risk zones).
Buying a home in Haines City
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $288,900 |
Homes cost 4.4 times median household income here (Polk County 4.0, Florida 4.8).
- Conventional: the most common loan in Polk County.
- FHA: $252,387 of room between the median home and the FHA limit.
Sample FHA payment at $288,900
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $1,949 |
| Property tax (1.09%) | $262 |
| Insurance (county average) | $231 |
| FHA mortgage insurance | $130 |
| Total before HOA or CDD | $2,572 |
| Income needed at a 45% debt ratio | $68,576 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Short term rental rules
City of Haines City Allowed in some areas
| Where | Only in Balmoral Estates, Southern Dunes, Calabay Park and Villa Sorrento. Properties outside these areas are not eligible. |
|---|---|
| Licenses and fees | City short term rental registration (online portal), plus state DBPR license; a change of owner or bedroom count needs a new registration fee |
| Minimum stay | more than one day and less than 30 days |
| Occupancy | set by city property maintenance code section 404 |
| Also | 24/7 contact must be posted; safety equipment must be maintained; parking rules apply. Ordinance No. 26-2141. |
Checked against the official page. Checked 2026-10-29. Source: Haines City Short Term Rental Information Hub.
Florida law (s. 509.032) bars new local bans on vacation rentals but keeps rules adopted by June 1, 2011, and lets cities and counties require registration, inspections and occupancy limits. HOA and condo documents can still ban rentals. Rules change, so confirm the exact address before you buy.
Investing in Haines City
| Rental math at the median | Value |
|---|---|
| Price / rent | $288,900 / $1,224 |
| Estimated net cap rate | 1.9% to 2.5% |
| DSCR at 25% down | 0.62 |
| Down payment for DSCR 1.0 | 64% down |
| Down payment for DSCR 1.25 | 76% down |
Long term rentals
| Haines City | vs Polk County | |
|---|---|---|
| Renter occupied homes | 29% | −0.5 pts |
| Rental vacancy | 2.3% | −2.8 pts |
| Rent as share of renter income | 32.5% | +0.2 pts |
Short term rentals
Haines City is one of Florida's vacation rental markets: 12.1% of homes are held for seasonal or vacation use.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Get the zoning and HOA answer in writing before you count on nightly income. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 72.1% |
| Buildings with 5+ units | 6.1% |
| Manufactured homes | 13.4% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Observed Rent Index (ZORI), all homes and apartments, smoothed. September 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Haines City Short Term Rental Information Hub. checked 2026-10-29.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.