Is Reunion, Florida Good for Airbnb Investment?

To start an Airbnb in Reunion, Florida, begin by researching Osceola County's short-term rental regulations, which typically require a business tax receipt and compliance with zoning laws that may restrict rentals to certain residential areas. Contact Osceola County's planning department to verify your property's zoning allows short-term rentals and obtain necessary permits, including a vacation rental license and potentially a resort tax certificate since Reunion is near major tourist attractions. Find a suitable property in Reunion's resort community, considering that many properties are already part of HOAs with specific rental restrictions, so review HOA bylaws carefully before purchasing or leasing. Furnish the property with quality furniture, linens, and amenities that appeal to families visiting Disney World and other nearby attractions, ensuring you have essential items like cribs, high chairs, and pool safety equipment since many Reunion properties feature pools. Create your Airbnb listing with professional photos highlighting the property's proximity to theme parks, golf courses, and resort amenities, pricing competitively based on seasonal demand patterns with peak rates during school holidays and summer months. Manage the property by establishing cleaning protocols between guests, coordinating key exchanges through lockboxes or property management services, maintaining responsive communication with guests, and ensuring compliance with Osceola County's occupancy limits and noise ordinances while leveraging Reunion's resort-style amenities and location as key selling points.

To identify profitable short-term rental properties in Reunion, Florida, focus on properties within 10-15 minutes of Walt Disney World and major theme parks, as this proximity drives consistent demand year-round. Target 4-6 bedroom vacation homes with pools, game rooms, and themed bedrooms that can accommodate large families, as these command premium rates of $200-400+ per night during peak seasons. Analyze pricing by studying comparable properties on Airbnb and VRBO within Reunion Resort and nearby communities like ChampionsGate and Windsor at Westside, noting seasonal fluctuations where summer and holiday periods can yield 60-80% higher rates than off-season. Research competition density using AirDNA and Mashvisor to identify oversaturated areas while focusing on Reunion's resort amenities like golf courses, water parks, and resort services that justify higher pricing. Leverage tools like Rabbu, PriceLabs for dynamic pricing, and STR Helper for market analysis, while connecting with local property management companies familiar with Orange County regulations and HOA restrictions specific to Reunion Resort's vacation rental policies established around 2018-2019.

To obtain an Airbnb/STR permit in Reunion, Florida, you must first apply through Osceola County since Reunion is an unincorporated community within the county jurisdiction. Submit your application to the Osceola County Development Services Department located at 1 Courthouse Square, Suite 1200, Kissimmee, FL 34741, or apply online through their permitting portal. Required documents include a completed short-term rental application, proof of property ownership or lease agreement with landlord consent, certificate of insurance with minimum $1 million liability coverage, floor plan of the property, contact information for a local representative available 24/7, and payment of applicable fees. The application fee is approximately $150-200 with an annual renewal fee of around $100-125. You must also obtain a business tax receipt from Osceola County for approximately $50-75 annually. The approval timeline typically takes 30-45 days from submission of a complete application. Specific Reunion requirements include compliance with HOA regulations since most properties are within the Reunion Resort community, adherence to occupancy limits based on bedrooms and septic capacity, maintaining quiet hours from 10 PM to 8 AM, providing adequate parking for guests, and ensuring the property meets all building and fire safety codes. Once approved, you must display your permit number in all advertising and maintain compliance with ongoing reporting requirements including quarterly occupancy reports to the county.

Short-term rentals (STRs) are legal in Reunion, Florida, but operate under Osceola County's regulations which require STR operators to obtain a business tax receipt and comply with zoning restrictions that generally limit STRs to commercially zoned areas or specific residential zones with conditional use permits. The county implemented stricter regulations around 2019-2020 following complaints about noise and parking issues, requiring operators to have local contact persons available 24/7 and limiting occupancy based on bedroom count plus two additional guests. Reunion, being a master-planned resort community developed by Brookfield Residential, has additional HOA restrictions through its Community Development District that may further limit or regulate STR operations, particularly regarding advertising, guest registration, and community amenities access. Recent changes include enhanced enforcement mechanisms and increased penalties for violations, with the county conducting regular inspections and responding to neighbor complaints more aggressively since 2021.

The best Airbnb investment areas in Reunion, Florida include the resort communities near ChampionsGate and Providence, which attract Disney World visitors seeking luxury vacation rentals with resort amenities like golf courses and pools, typically 15-20 minutes from theme parks. The neighborhoods around Reunion Resort itself, particularly those with golf course or water views, command premium rates from affluent families and golf enthusiasts visiting Central Florida's championship courses. Areas near the Reunion Resort's water park and spa facilities are highly desirable for multi-generational family vacations, especially during peak seasons from December through April and summer months. The gated communities along Sinclair Road and near the Nicklaus, Palmer, and Watson golf courses attract corporate groups and golf tournament participants year-round. Properties within walking distance of the resort's restaurants and conference facilities perform well for business travelers and wedding parties, as Reunion hosts numerous corporate events and destination weddings. The luxury home developments with private pools near the resort's main amenities generate strong rental income from visitors seeking high-end accommodations while maintaining proximity to Disney World, Universal Studios, and other Orlando attractions, making these areas consistently profitable for short-term rental investments.

In Reunion, Florida, Airbnb properties are subject to both state and local lodging taxes that must be collected from guests and remitted to appropriate authorities. The Florida state tourist development tax ranges from 1% to 6% depending on the county, with Orange County (where Reunion is located) typically charging around 6% on short-term rental accommodations under 6 months. Additionally, Florida imposes a 6% state sales tax on transient accommodations, and there may be local municipal taxes ranging from 1% to 4% depending on specific city ordinances in the Reunion area. These taxes are collected at the time of booking or check-in and must be remitted monthly to the Florida Department of Revenue for state taxes and to Orange County for local tourist development taxes, with returns typically due by the 20th of the following month. Property owners must register for tax collection permits with both state and local authorities, and while some exemptions exist for stays over 30 days or certain government/military personnel, most standard Airbnb bookings are subject to the full tax burden, resulting in total occupancy taxes of approximately 12-16% on rental rates in the Reunion area as of 2024.

To start an Airbnb in Reunion, Florida, expect total costs around $485,000-$520,000. Property purchase represents the largest expense at $400,000-$425,000 for a median 3-4 bedroom vacation home in this Disney-area resort community. Furnishing costs range $25,000-$35,000 for complete setup including beds, living room furniture, kitchen appliances, linens, and vacation rental essentials. Initial setup costs approximately $8,000-$12,000 covering professional photography, listing optimization, welcome materials, and technology setup. Permits and fees total $2,500-$4,000 including Orange County short-term rental permits, business license, and HOA approvals if applicable. Insurance runs $3,000-$4,500 annually for comprehensive short-term rental coverage. Utilities average $2,400-$3,600 for six months covering electricity, water, internet, cable, and waste management. First six months operating costs add $15,000-$20,000 including property management fees (20-30% if outsourced), cleaning services ($100-150 per turnover), maintenance reserves, marketing, and guest amenities restocking.

Airbnb properties in Reunion, Florida demonstrate strong profitability potential with average daily rates ranging from $150-$300 depending on property size and amenities, generating annual revenues of $35,000-$65,000 for well-managed properties with 60-70% occupancy rates. Operating expenses typically include 25-30% for cleaning and maintenance, 3% Airbnb service fees, 8-12% property management if outsourced, insurance costs of $1,200-$2,000 annually, and utilities averaging $200-$400 monthly, resulting in net profit margins of 35-45% for successful operators. Success factors include proximity to Disney World (20 minutes), competitive pricing strategies, professional photography, responsive guest communication, and amenities like pools, game rooms, and themed bedrooms that appeal to families. A typical 4-bedroom vacation home purchased for $350,000 in 2019 generated $52,000 in gross revenue in 2023 with $28,000 in expenses, yielding a 6.9% cash-on-cash return plus property appreciation of approximately 8% annually, while properties with unique themes or luxury amenities can achieve occupancy rates exceeding 80% and daily rates above $400, particularly during peak Disney seasons and holidays.

Airbnb investments in Reunion, Florida typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-15%, depending on property type and location within the resort community. Properties in Reunion Resort, particularly vacation homes and condos near Disney World attractions, command premium nightly rates of $200-400, with occupancy rates averaging 65-75% annually. Initial investment recovery and profitability typically occurs within 18-24 months for well-positioned properties, with luxury vacation rentals in gated communities like Reunion Resort achieving the higher end of ROI ranges due to consistent demand from Disney visitors and corporate travelers. The market benefits from year-round tourism, proximity to major theme parks, and the area's reputation as a premier vacation rental destination, supporting sustainable returns for investors who maintain competitive pricing and property standards.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Reunion, Florida, offering data-driven insights and market analysis. Local real estate agents specializing in Airbnb investments in the Reunion area include Keller Williams agents who focus on vacation rental properties, RE/MAX specialists familiar with the Champions Gate and Reunion Resort communities, and Coldwell Banker agents with expertise in short-term rental regulations. National services like Awning (formerly RedAwning) provide end-to-end Airbnb investment services including property acquisition in the Orlando metro area, while AirDNA offers market data and analytics for the Reunion market. Local property management companies such as AvantStay, RedAwning Property Management, and Orlando-based vacation rental specialists help investors identify and manage profitable properties. Real estate investment firms like Roofstock and Arrived Homes occasionally feature Central Florida properties including the Reunion area. Additionally, local mortgage brokers specializing in investment properties and vacation rental financing, such as those affiliated with First Home Mortgage and Academy Mortgage, provide financing solutions specifically for Airbnb investors targeting the Reunion, Florida market near Disney World and other major attractions.