Reunion Resort Investment Guide For Second-Home Buyers

Thinking about a second home that can help pay for itself near Walt Disney World? Reunion Resort in 34747 puts you close to Orlando’s theme parks with golf, a water park, and resort services that guests love. If you underwrite it right, a Reunion property can be both a personal getaway and an income-producing asset. In this guide, you will learn the rules, the real costs, and a simple underwriting path to decide if a Reunion home fits your goals. Let’s dive in.

Why Reunion attracts steady demand

Reunion sits in Osceola County near Kissimmee and Celebration, close to Orlando’s theme parks and convention traffic. That visitor base is the primary driver for multi-bedroom vacation homes and group stays. According to Visit Orlando, Central Florida tourism generates significant economic impact, which supports a deep pool of short-stay demand you can tap when pricing and marketing are on point. You can reference the region’s strong visitation in your pro forma using the Visit Orlando economic impact report.

On-site amenities also boost appeal. Reunion offers three signature golf courses, a resort water park, and managed guest services, which can lift both average daily rate and occupancy when marketed well. The resort’s management platform emphasizes revenue management and group bookings, which matter for large homes. Review the Resort’s property management overview to see how on-site channels operate.

Know the rules before you buy

Short-term renting is common inside Reunion, but legality depends on three independent checks. Do not assume a listing is legal to rent until you verify all three.

DBPR license requirement (state)

Florida regulates vacation rentals under Chapter 509. Most entire-home rentals offered more than three times per year for fewer than 30 days need a state license through the Department of Business and Professional Regulation. Read the statute to confirm what license type applies to your property class in Florida Statutes 509.242. Get the current or pending DBPR license number as part of your offer package.

Osceola STR overlay and local registration

Osceola County allows short-term rentals only inside designated Short-Term Rental Overlay districts. You or your agent should confirm the exact parcel sits inside the permitted overlay before relying on rental income. The county publishes a public resource on the overlay and permitting at the Osceola STR overlay page. After the state license, plan for county registration and a Local Business Tax Receipt.

HOA, sub-association, and resort rules

Reunion’s master association and sub-associations set community rules that affect guest access, amenity reservations, wristbands, parking, and any rental-specific protocols. Review the current community Rules and Regulations and your sub-association covenants. Start with the resort’s published rules, such as the 2025 community Rules and Regulations and the condo rules reference to understand operating constraints for your specific product type.

Taxes you must collect and remit

Most Reunion bookings are subject to state and local transient taxes. Florida imposes 6 percent state sales tax. Osceola County adds a 6 percent Tourist Development Tax. The county also applies a discretionary sales surtax, so the combined burden on rent often approaches about 13.5 percent. Owners remain responsible for correct registration and remittance, even if platforms collect part of the tax. Use the county’s guide on Tourist Development Tax compliance and register with the Florida Department of Revenue and Osceola TDT.

Membership and management can change your ROI

Amenity access matters to guests. Reunion operates an on-site property management program with revenue tools and group-booking channels. In addition, the resort offers membership tiers that can include golf and water park access. Some benefits are tied to specific home types or participation in the official rental program. Before you underwrite an assumed premium for amenity access, confirm what the current owner holds and whether that membership is transferable. Review the Resort’s property management overview and the published membership brochure, then ask the seller for written membership details and any transfer policy.

What it really costs to own in Reunion

Create a complete operating budget before you offer. At a minimum, include these line items:

• Property taxes. Pull the parcel on the Osceola County Property Appraiser, find the taxable value and the tax district’s adopted millage. For reference, a 2025 adopted total of 17.4114 mills in one Kissimmee district would be applied as taxable value multiplied by 0.0174114. Use the county’s final millage rates and the parcel’s current roll to estimate.
• HOA or sub-association dues. Inside Reunion, dues vary by product and sub-association. Sample listings show a range from several hundred dollars per month to more than $1,000 per month. Always request the subject property’s current budget, insurance schedule, and any pending special assessments from the association.
• Resort or Club membership fees. Benefits differ by tier and may be tied to the official rental program or to single-family homes. Confirm what conveys and what a transfer will cost using the membership brochure.
• Insurance. Short-term rentals often require broader liability coverage than a typical homeowner policy. Ask for a quote that covers commercial or short-term rental liability, commonly targeting $1,000,000. See state-specific guidance at Proper’s Florida short-term rental page.
• Management and housekeeping. If you outsource, budget a management percentage of gross, plus per-stay cleaning and supply fees. Compare quotes with the Resort’s management program and at least two independent proposals.
• Utilities and services. Include electricity, water, internet, trash, landscaping, pool service for homes with private pools, and restocking.
• Reserves and capital expenditures. Set aside 5 to 10 percent of gross revenue or a fixed annual amount to cover HVAC, pool equipment, appliances, paint, and periodic repairs.

Product types and performance patterns

Large single-family homes

Multi-bedroom pool homes often command higher nightly rates and attract family groups, golf parties, and wedding blocks. The resort’s group channels can lift occupancy and ADR for these homes. Ask for group-booking history from the on-site manager to validate upside.

Condos and townhomes

Condos and townhomes typically achieve lower nightly rates than private pool homes but can be simpler to operate with lower utility costs and streamlined turnovers. Always review the condo declaration for any minimum-stay requirements or rental limitations before you model revenue.

Pricing gap and yield

Expect a premium for private pools and higher bedroom counts. Balance that against higher operating costs, including pool heating, larger housekeeping costs, and in some sub-associations, higher dues. Build sensitivity scenarios for ADR and occupancy rather than relying on a single-point projection.

Underwrite your deal in five clear steps

1. Collect parcel-specific facts.

• Confirm the parcel sits inside the Osceola STR overlay using the county resource page.
• Pull the last 12 months of P&L and a 24-month booking calendar from the seller or current manager. If unavailable, use a reputable STR market tool for baselines.
• Download the parcel’s assessed value and taxing district from the Property Appraiser, then apply the district’s adopted millage from the millage rates table.
• Gather HOA docs, dues, insurance obligations, and any special assessments.

2. Build revenue lines.

• Gross potential nights = 365 multiplied by the share of nights you do not reserve for personal use.
• Occupied nights = gross potential nights multiplied by your occupancy assumption across conservative, baseline, and aggressive scenarios.
• ADR = market rate adjusted for condition, sleep count, private pool, and amenity access.
• Gross rental revenue = ADR multiplied by occupied nights.

3. Subtract operating costs.

• Taxes on rent. Budget about 13.5 percent until you confirm exact local surtax for your parcel using the Osceola TDT guidance.
• Management commission, housekeeping per turnover, utilities, HOA dues, insurance, property tax, routine maintenance, and capex reserves.

4. Add financing to get cash flow.

• NOI = gross rental revenue minus operating expenses.
• Cash-on-cash return = (NOI minus debt service) divided by cash invested.

5. Stress test.

• Vary occupancy by plus or minus 10 to 20 percentage points and ADR by plus or minus 10 percent. Model a fallback case if STR use is not allowed so you know your downside.

Seasonality you should plan around

Reunion’s booking calendar typically peaks during spring break, the summer school months of June through August, and the year-end holidays. Shoulder seasons tend to be spring and early fall. Hurricane season runs June through November, which can affect shoulder demand and create weather risk. For precise month-by-month ADR and occupancy, ask a manager for a 24-month booking calendar or use a market tool that tracks this submarket.

Due-diligence checklist before you offer

• Written zoning confirmation from Osceola Community Development that the parcel is inside the STR overlay.
• DBPR vacation rental license status, Florida DOR sales tax registration, and Osceola TDT account setup using the county’s TDT compliance guide.
• Complete HOA or condo CC&Rs, current budget, insurance schedule, and meeting minutes that note any rental-related changes.
• Resort membership documentation, transfer policy, and costs using the membership brochure.
• A 12-month P&L, 24-month booking calendar, guest feedback summary, maintenance ledger, and ages of major systems from the seller or manager.
• Written property management proposals that itemize commission, turnover fees, maintenance markups, payment timing, and reporting cadence. Review against the Resort’s management program.

Bottom line

A Reunion Resort property can work as a true dual-use asset if you confirm legality, understand membership and amenity access, and budget every operating line item. Start with the three checks, build a conservative model, and pressure-test your numbers before you write an offer. If you want local guidance, manager introductions, and a data-forward underwriting session tailored to your goals, connect with SERHANT. Orlando.

FAQs

Are short-term rentals allowed in Reunion Resort?

• Yes, many are, but you must verify the parcel is inside Osceola’s STR overlay, confirm HOA or condo rules permit STRs, and secure the correct DBPR license.

What taxes apply to my Reunion vacation rental bookings?

• Plan for 6 percent Florida sales tax, 6 percent Osceola Tourist Development Tax, plus a local surtax that often brings the total near 13.5 percent of rent.

How do I estimate property taxes for a 34747 home?

• Use the Osceola Property Appraiser’s parcel page and apply the adopted millage for the tax district, for example taxable value multiplied by the rate from the millage table.

Do guests get golf and water park access with my home?

• It depends on your home type, your Club membership tier, and whether the membership is transferable or tied to the official rental program, so confirm in writing.

What are typical HOA fees in Reunion?

• Dues vary by sub-association and product type, often from several hundred dollars per month to more than $1,000 per month, so request the current ledger for your property.

Do I need a state license to rent my Reunion home short term?

• In most cases yes; Florida Chapter 509 requires a DBPR vacation rental license for entire-home rentals offered more than three times per year for under 30 days.