Reunion Resort STR Investment: Net Yield and HOA Guide
Reunion Resort vacation rental yields broken into gross vs net after 13% TDT, management, insurance, and HOA. Occupancy scenarios, DBPR license, and buyer math.
By Florida Estate Editorial · Updated July 3, 2026 · 16 min read
Quick answer: Reunion Resort delivers 8-12% gross STR yield on paper, but after 13% Tourist Development Tax, 20-25% management fees, insurance, pool maintenance, and HOA, realistic net yield lands at 4.2-6.8% for a well-managed 4-6 bedroom home purchased at $450K-$800K.
Why Reunion Resort Remains a Top-Tier Orlando STR Asset
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting why reunion resort remains a top-tier orlando str asset. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Reunion Resort opened in 2004 as a golf-and-vacation community designed from inception for short-term rental use. Located seven miles from Walt Disney World’s western gate, the community spans 2,300 acres across three Jack Nicklaus, Arnold Palmer, and Tom Watson signature golf courses. The resort includes a water park, multiple pools, dining venues, and a full-service spa, amenities that command premium nightly rates in the Orlando vacation rental market.
For investors, the critical advantage is legal certainty. Reunion sits within the Osceola County STR overlay district, meaning short-term rentals under 30 days are permitted by zoning, not by grandfather clause or variance. This matters because Osceola County has systematically restricted STR in residential areas since 2019, making overlay-compliant communities increasingly scarce and valuable.
The community offers approximately 1,000 rental-eligible homes ranging from 3-bedroom townhomes ($300K-$400K) to 8-bedroom signature estates ($1.5M+). The sweet spot for yield-focused investors is 4-6 bedroom single-family homes priced between $450K and $750K, large enough to generate meaningful gross revenue, priced low enough to achieve acceptable net returns after Florida’s notoriously high operating costs.
What should investors know about gross revenue benchmarks: what reunion actually earns for Reunion Resort STR Investment?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what should investors know about gross revenue benchmarks: what reunion actually earns for reunion resort str investment. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
Based on 2025 booking data from major vacation rental platforms, Reunion Resort homes generate the following average annual gross revenue by size:
| Property Type | Avg Nightly Rate | Annual Occupancy | Gross Annual Revenue |
|---|---|---|---|
| 3-bed townhome | $180-$240 | 60-68% | $39,000-$59,000 |
| 4-bed single family | $250-$350 | 58-65% | $53,000-$83,000 |
| 5-bed single family | $300-$420 | 55-63% | $60,000-$96,000 |
| 6-bed single family | $350-$500 | 52-60% | $66,000-$109,000 |
| 7-8 bed estate | $450-$700 | 48-55% | $79,000-$140,000 |
These figures represent the top-line before any deductions. The gap between gross and net is where most first-time Orlando STR investors get surprised, and where the real investment decision lives.
Seasonality at Reunion follows the Orlando tourism calendar: peak demand from mid-June through mid-August, strong shoulder periods around Thanksgiving, Christmas, and Spring Break, with a pronounced trough in September and January. Properties that maintain high visual appeal and competitive amenities (themed rooms, game rooms, private pools with spillover spas) consistently outperform community averages by 10-20% on both rate and occupancy.
What should investors know about the full operating cost stack: from gross to net for Reunion Resort STR Investment?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what should investors know about the full operating cost stack: from gross to net for reunion resort str investment. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Florida’s operating cost environment is materially more expensive than most investors from outside the state expect. Here is the complete cost breakdown for a representative 4-bedroom, 2,000 sqft single-family home at Reunion Resort with pool, purchased at $550,000:
| Cost Category | Annual Amount | Notes |
|---|---|---|
| Tourist Development Tax (TDT) | $8,450 (13% of gross) | Remitted to Osceola Tax Collector quarterly |
| Property management fee | $13,000-$16,250 (20-25%) | Full-service: booking, cleaning coord, guest comms |
| Property tax | $6,600-$8,800 | Non-homestead rate ~1.2-1.6% of assessed value |
| Property insurance | $4,500-$7,000 | Wind, liability, loss of income rider |
| Pool and lawn maintenance | $4,800-$6,600 | Weekly service, chemicals, equipment repair |
| HOA fees | $3,600-$5,400 | Depends on sub-community within Reunion |
| Repairs and replacements | $3,000-$5,000 | Furniture, appliances, HVAC filters, paint |
| Utilities (electric, water, internet) | $4,800-$7,200 | Higher with pool heat and guest turnover |
| Pest control | $600-$900 | Monthly Florida service standard |
| DBPR license and county registration | $205 first year, $50 renewal | One-time $155 DBPR + annual renewal |
| Cleaning supplies, linens replacement | $1,200-$2,000 | Ongoing linen wear, towel refresh |
| Total Annual Operating Costs | $51,000-$65,000 | Before debt service |
This means a home grossing $65,000 annually may net only $28,000-$37,000 after all operating expenses, a net yield of 5.1-6.7% on the $550,000 purchase price. If leveraged with a DSCR loan at 7.5% interest, cash-on-cash return drops further.
What is the Reunion Resort STR Investment three occupancy and yield scenarios?
Direct answer: Three Occupancy and Yield Scenarios depends on verified rent, tax, insurance, and HOA constraints in Florida. Under typical 2026 assumptions, gross yields span 3% to 10% by market while net yields often land 2% to 5% after 20% to 25% management, 6% state sales tax on short-term rent, county tourist development tax near 4% to 6%, and property tax near 1% to 2% of assessed value. Treat any broker pro forma as a starting point until estoppel, insurance binders, and tax registration steps are confirmed in writing.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
The following scenarios model a 4-bedroom Reunion Resort home purchased at $550,000 with no leverage:
| Scenario | Annual Occupancy | Avg Nightly Rate | Gross Revenue | Total Costs | Net Operating Income | Net Yield |
|---|---|---|---|---|---|---|
| Conservative | 55% | $270 | $54,202 | $48,700 | $5,502 | 1.0% |
| Moderate | 63% | $295 | $67,834 | $53,900 | $13,934 | 2.5% |
| Optimistic | 70% | $330 | $84,315 | $58,200 | $26,115 | 4.7% |
Important note on scenario cost scaling: TDT (13%), management fee (20-25%), and some utilities scale with revenue, which is why costs rise in the optimistic scenario. The conservative scenario still has fixed costs (insurance, HOA, pool, property tax) that compress net yield heavily.
A second scenario table for a 6-bedroom home at $750,000:
| Scenario | Annual Occupancy | Avg Nightly Rate | Gross Revenue | Total Costs | Net Operating Income | Net Yield |
|---|---|---|---|---|---|---|
| Conservative | 50% | $380 | $69,350 | $57,600 | $11,750 | 1.6% |
| Moderate | 58% | $420 | $88,914 | $63,400 | $25,514 | 3.4% |
| Optimistic | 65% | $470 | $111,508 | $70,100 | $41,408 | 5.5% |
And a third table for a 3-bedroom townhome at $350,000:
| Scenario | Annual Occupancy | Avg Nightly Rate | Gross Revenue | Total Costs | Net Operating Income | Net Yield |
|---|---|---|---|---|---|---|
| Conservative | 58% | $190 | $40,222 | $36,800 | $3,422 | 1.0% |
| Moderate | 65% | $215 | $51,009 | $40,200 | $10,809 | 3.1% |
| Optimistic | 72% | $240 | $63,072 | $44,100 | $18,972 | 5.4% |
The math is clear: achieving acceptable net yields at Reunion requires either high occupancy rates (over 60%), premium nightly rates from exceptional property presentation, or a purchase price below market (distressed sale, off-market deal, or negotiation leverage).
What is the Reunion Resort STR Investment osceola county str overlay and dbpr licensing?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is the reunion resort str investment osceola county str overlay and dbpr licensing. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Operating a short-term rental in Florida requires compliance at three regulatory levels. Reunion Resort satisfies the most critical one, local zoning, by default, but investors must still complete the state and county requirements.
State level, Florida DBPR license:
The Florida Department of Business and Professional Regulation requires a vacation rental dwelling license for any property rented for periods under 30 days more than three times per year. The application costs $155, with annual renewal at $50. DBPR conducts an inspection focusing on safety (smoke detectors, pool barriers, fire extinguishers, handrails) before issuing the license. Processing typically takes 30-60 days. Operating without a DBPR license carries fines of $1,000 per day and potential injunction. For full Florida STR regulations, see our dedicated guide.
County level, Osceola County registration:
Osceola County requires STR operators within the overlay to register with the Tax Collector’s office and remit the 13% Tourist Development Tax quarterly. The TDT breaks down as 6% state sales tax plus 5% Osceola county tourist tax plus 2% additional county surcharge. Registration is separate from the DBPR license. See our complete Osceola County STR regulatory breakdown for the application process and compliance calendar.
Community level, Reunion Resort HOA:
The Reunion Resort Community Development District (CDD) and HOA do not impose a minimum stay requirement beyond the county standard (rentals under 30 days are fine). However, the HOA enforces:
- Maximum vehicle count per property (typically 2-3 depending on lot size)
- Noise ordinance after 10 PM at community pools and common areas
- No external signage advertising the rental
- Guest registration with the front gate
- Trash collection schedule compliance (twice weekly, bins stored in garage)
- Pool safety barrier requirements for homes with children under 12
Violations result in fines ($100-$500 per occurrence) charged to the property owner, not the guest. Repeat violations can result in rental suspension by the HOA board, rare but documented in 2024 for chronic noise complaints.
What are the advantages of reunion resort for str investors?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what are the advantages of reunion resort for str investors. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Proven demand base: Reunion benefits from its proximity to Disney (7 miles) and its established reputation on Vrbo, Airbnb, and direct booking platforms. Repeat guests account for approximately 25-35% of bookings at well-managed Reunion properties, a loyalty rate significantly higher than newer communities without brand recognition.
Premium rate positioning: The three signature golf courses, water park, and resort-level amenities justify rates 20-40% above generic Orlando vacation rental communities. This premium is defensible because guests pay for the on-site experience, not just proximity to theme parks.
Stable regulatory environment: Because Reunion was master-planned and zoned for vacation use, it faces minimal risk from future STR restriction changes. Osceola County’s overlay specifically protects existing resort communities from any rollback of rental rights, a meaningful advantage versus properties operating under grandfather provisions in other Florida jurisdictions.
Capital appreciation trajectory: Reunion Resort homes have appreciated 35-55% since 2019 depending on size and location within the community. The limited supply of overlay-compliant STR communities in Osceola County creates natural scarcity value as demand for legal vacation rental properties continues to grow.
What are the disadvantages and red flags for buyers?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what are the disadvantages and red flags for buyers. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
High operating cost burden: As demonstrated in the scenario tables, the gap between gross and net yield is $40,000-$55,000 annually for a typical 4-6 bedroom home. First-time STR investors who model only gross yield will be severely disappointed by actual returns.
Aging inventory: Reunion opened in 2004 and most homes were built between 2005 and 2015. Properties that have not been renovated may require $30,000-$80,000 in updates (kitchens, bathrooms, pool resurfacing, furniture replacement) to compete with newer communities like Storey Lake or Champions Gate where inventory is 5-10 years newer.
Management quality variance: The community has over 40 property management companies operating within it. Quality ranges dramatically. A poor manager can reduce net yield by 15-25% through suboptimal pricing, slow maintenance response, and weak guest communication. Due diligence on management selection is as important as property selection.
Oversupply in peak periods: During summer peak, nearly all 1,000+ rental homes compete simultaneously, which can suppress rate growth despite strong demand. Properties without differentiating amenities (themed rooms, exceptional pools, proximity to the water park) may sit at 60% of peak-rate potential during high season.
Insurance volatility: Florida property insurance has increased 30-45% since 2022 across inland Osceola County. While Reunion avoids coastal wind exposure, the statewide insurance crisis means premiums may continue rising 8-12% annually for the foreseeable future, compressing net yields further each year.
What insider tips and risk mitigation steps apply to Reunion Resort STR Investment?
Florida Estate underwrites this market with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges include gross yield 3% to 10%, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, and combined STR taxes near 12% to 13% in major Florida counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Our insider tip: confirm county STR rules, tax registration, and HOA estoppel in writing before you wire earnest money. Deals that skip verification lose 150 to 300 basis points of net yield when enforcement or special assessments appear post-closing. Match the operating model in writing to the asset class: long-term lease, furnished monthly, or licensed short-term rental.
How Reunion Compares to Neighbouring STR Communities
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting how reunion compares to neighbouring str communities. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
| Factor | Reunion Resort | Champions Gate | Windsor Hills | Storey Lake |
|---|---|---|---|---|
| Entry price (4-bed) | $450K-$650K | $350K-$500K | $280K-$400K | $380K-$520K |
| Avg nightly rate (4-bed) | $280-$400 | $200-$320 | $160-$260 | $220-$340 |
| HOA monthly | $300-$500 | $180-$350 | $150-$280 | $200-$350 |
| On-site amenities | Golf, water park, spa, dining | Oasis clubhouse, lazy river, mini golf | Clubhouse, pool, movie theater | Resort-style pool, tiki bar, splash |
| Build era | 2005-2015 | 2014-2024 | 2003-2008 | 2016-2023 |
| Occupancy range | 55-70% | 55-72% | 58-72% | 58-73% |
| Net yield range | 4.2-6.8% | 4.5-7.0% | 4.8-7.2% | 4.5-6.8% |
| Distance to Disney | 7 miles | 6 miles | 4 miles | 5 miles |
Champions Gate offers newer construction and lower entry prices but lacks Reunion’s golf resort branding. Windsor Hills provides the lowest entry point and closest Disney proximity but has older homes requiring renovation. Storey Lake combines modern construction with a resort feel but at higher density. Each community has a distinct investor profile, there is no universal “best” choice, only the best match for your budget, risk tolerance, and management preference.
Who This Is For: Buyer Decision Framework
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting who this is for: buyer decision framework. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Reunion Resort suits investors who:
- Have a budget of $450K-$800K and want resort-level positioning
- Prioritize brand recognition and repeat-guest loyalty over lowest entry price
- Intend to use the property personally 2-6 weeks per year (the golf, spa, and dining justify it)
- Accept net yields of 4-7% in exchange for stronger long-term appreciation potential
- Prefer established communities with proven rental history over new developments with projected returns
- Plan to hold 7-10+ years, allowing both appreciation and amortization of renovation investment
Reunion Resort does not suit investors who:
- Need 8%+ net yield to service debt or meet return targets
- Have a budget under $400K for a single-family home purchase
- Want a hands-off investment with minimal management complexity
- Cannot fund a potential $30K-$60K renovation within 2-3 years of purchase
- Are uncomfortable with HOA governance and CDD assessments
- Require immediate positive cash flow from month one
What is the Reunion Resort STR Investment the licensing and setup process: step by step?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is the reunion resort str investment the licensing and setup process: step by step. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
- Identify property and close (30-45 days for cash, 45-60 days financed)
- Apply for DBPR vacation rental license: submit application + $155 fee immediately after closing; schedule safety inspection
- Register with Osceola County Tax Collector: obtain TDT account number for quarterly remittance
- Furnish and stage property: budget $25,000-$60,000 for a competition-ready setup
- Select property manager: interview minimum 3 companies, request references from current owners within Reunion specifically
- List on platforms: Vrbo, Airbnb, Booking.com, and ideally a direct booking website
- First revenue: typically 4-8 weeks after listing goes live, assuming no DBPR inspection delays
For comprehensive regulatory guidance applicable to all Kissimmee and Osceola County properties, see our full Osceola County STR regulations page.
What should investors know about capital expenditure planning for long-term holders for Reunion Resort STR Investment?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what should investors know about capital expenditure planning for long-term holders for reunion resort str investment. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Investors planning a 10-year hold at Reunion should budget the following capital expenditure reserves beyond annual operating costs:
| Year | Capital Item | Estimated Cost |
|---|---|---|
| Year 1-2 | Initial furnishing and staging | $25,000-$60,000 |
| Year 3-4 | Furniture refresh, minor updates | $8,000-$15,000 |
| Year 5-6 | Pool resurfacing, HVAC replacement | $12,000-$25,000 |
| Year 7-8 | Kitchen/bath update, exterior paint | $20,000-$45,000 |
| Year 9-10 | Full restage, appliance replacement | $15,000-$30,000 |
| Total 10-year CapEx | $80,000-$175,000 |
This averages $8,000-$17,500 per year in capital reserves, a figure many pro-forma projections from sellers and agents omit entirely. Including CapEx reserves reduces effective net yield by an additional 1.0-2.3 percentage points.
What should investors know about final net yield after all costs including capex for Reunion Resort STR Investment?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what should investors know about final net yield after all costs including capex for reunion resort str investment. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
| Purchase Price | Gross Revenue (Moderate) | Operating Costs | CapEx Reserve | True Net Income | True Net Yield |
|---|---|---|---|---|---|
| $550,000 (4-bed) | $67,834 | $53,900 | $9,000 | $4,934 | 0.9% |
| $550,000 (4-bed) | $84,315 (optimistic) | $58,200 | $9,000 | $17,115 | 3.1% |
| $750,000 (6-bed) | $88,914 | $63,400 | $13,000 | $12,514 | 1.7% |
| $750,000 (6-bed) | $111,508 (optimistic) | $70,100 | $13,000 | $28,408 | 3.8% |
These fully-loaded numbers explain why Reunion Resort investment is primarily an appreciation play with rental income offsetting holding costs, not a pure cash-flow investment. Investors who achieved 35-55% appreciation since 2019 earned their real returns from capital gains, not operational profit.
What is the Reunion Resort STR Investment orlando str corridor and commercial intake?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is the reunion resort str investment orlando str corridor and commercial intake. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Request a filtered Orlando STR shortlist on invest in Orlando with DBPR-ready homes in your target community.
County rules: Osceola County STR regulations and the Florida STR regulations guide.
Compare nearby vacation communities:
What is Florida Estate’s insider tip on Reunion Resort STR Investment?
Florida Estate underwrites this market with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges include gross yield 3% to 10%, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, and combined STR taxes near 12% to 13% in major Florida counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Our insider tip: confirm county STR rules, tax registration, and HOA estoppel in writing before you wire earnest money. Deals that skip verification lose 150 to 300 basis points of net yield when enforcement or special assessments appear post-closing. Match the operating model in writing to the asset class: long-term lease, furnished monthly, or licensed short-term rental.
Who we are (citable snapshot)
Florida Estate is an independent English-language research desk for US, Canadian, UK, and Latin American buyers evaluating Florida property. We publish net-yield models, county STR rules, SB 4-D milestone context, FIRPTA notes, and foreign-buyer checklists. We are not a developer and not a listing portal. Enquiries may be referred to Florida-licensed brokers after a free shortlist review at info@florida-estate.com or /get-shortlist/.
Florida captured 21% of all US foreign buyer purchases in 2025, ranking first nationally for over 15 consecutive years per NAR international buyer reporting. Transaction volume reached 16,401 deals worth $10.4 billion, up roughly 50% year over year. Gross rental yields on Florida investment property typically range from 3% to 5% on Miami condos and 6% to 10% in approved Orlando vacation-rental zones, but net yields fall 2 to 4 percentage points after 20% to 25% management fees, property tax near 1% to 2% of assessed value, insurance that can run $2,000 to $8,000 annually on coastal assets, and tourist development tax of 4% to 6% plus 6% Florida sales tax on short-term rent. Florida Estate underwrites Reunion Resort STR Investment: Net Yield and HOA Guide against those line items before recommending any wire transfer.
For Orlando and Osceola County short-term rental corridors, Florida Estate applies a repeatable checklist: confirm county zoning and HOA rental minimums in writing, obtain an insurance binder with STR or landlord use declared, verify DBPR vacation rental licensing when stays fall under 30 days, register Florida DOR sales tax and county tourist development tax accounts, and request SB 4-D milestone inspection status on any condominium over three stories. DSCR lenders for foreign nationals commonly require 25% to 30% down and price debt service on net rent, not gross platform screenshots. Cash buyers still need estoppel letters, reserve study summaries, and flood zone disclosures because operating costs, not purchase price alone, determine whether Reunion Resort STR Investment: Net Yield and HOA Guide clears a 3% to 5% net yield target.
Frequently Asked Questions
Net yield at Reunion Resort typically falls between 4.2% and 6.8% depending on property size, occupancy, and management model. Gross yield runs 8-12%, but the 13% Tourist Development Tax, 20-25% management fee, $4,000-$8,000 annual insurance, pool maintenance, and HOA fees significantly reduce returns. A 4-bedroom home at $550K grossing $65,000 may net only $28,000-$37,000 after all operating costs.
Yes. Reunion Resort sits within the Osceola County STR overlay district and was master-planned for vacation rental use. There is no minimum stay from the HOA. Operators need a Florida DBPR vacation rental license ($155 initial) and must remit 13% Tourist Development Tax to Osceola County Tax Collector quarterly.
Reunion commands higher nightly rates ($280-$400 vs $200-$320 for a 4-bed) due to golf courses and resort branding, but entry prices are also higher ($450K-$650K vs $350K-$500K). Net yields are comparable at 4.5-6.8% for both. Champions Gate offers newer construction and lower HOA, while Reunion provides stronger brand recognition and repeat-guest loyalty.
The primary risks are: high operating costs compressing net yield below expectations, aging inventory requiring $30K-$80K renovation investment, Florida insurance premium increases of 8-12% annually, management quality variance between the 40+ companies operating in the community, and oversupply during peak periods when all 1,000+ homes compete simultaneously.
You need a Florida DBPR Vacation Rental Dwelling License. The application fee is $155 with $50 annual renewal. DBPR conducts a safety inspection covering smoke detectors, pool barriers, fire extinguishers, and handrails. Processing takes 30-60 days. Operating without this license carries fines of $1,000 per day. Additionally, register with Osceola County Tax Collector for TDT remittance.
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