Planning a short‑term rental in Reunion can feel like choosing between great options for very different guests. You want strong bookings, predictable operations, and a property that fits your budget and bandwidth. In this guide, you will see how single‑family homes, townhomes, and condo‑hotel units in Reunion align with guest demand, amenities, rules, and management styles so you can invest with confidence. Let’s dive in.
Start with your target guest
Your guest profile drives nearly every decision. Reunion attracts theme park visitors and golf travelers, with stays that range from quick weekends to weeklong family trips. Clarify who you want to serve before you choose a property type.
- Large and multigenerational groups value space, private pools, and multiple bathrooms. They tend to book single‑family homes and stay longer.
- Mid‑sized families and two to four adults often seek value near resort amenities. Townhomes can fit this need.
- Couples, solo travelers, and business guests focus on convenience, shorter stays, and hotel services. Condo‑hotel units suit this profile.
Compare Reunion property types
Single‑family homes with themed suites
Single‑family homes in and around Reunion often feature 4 to 8 or more bedrooms, en‑suite baths, full kitchens, and private screened pools. Many include game rooms or themed kids’ bedrooms, which can lift appeal.
- Best for: Large families, groups of friends, and guests who want a “home‑style” stay with private amenities.
- Amenity access: Private pools and game rooms are strong differentiators. Access to resort amenities depends on HOA or membership rules, so verify what renters can use and whether day fees apply.
- Operating notes: Expect higher maintenance and furnishing costs, plus more complex turnover. The payoff is higher potential ADR and strong weeklong stays, especially when you brand the home with family‑friendly themes or luxury upgrades.
Townhomes and vacation townhouses
Reunion‑area townhomes typically offer 2 to 4 bedrooms with shared community pools and less exterior upkeep.
- Best for: Mid‑sized families or multiple couples who want separation and value compared to a private villa.
- Amenity access: Shared pools and resort common areas may be available depending on HOA rules. Position these units as value‑forward near the resort lifestyle.
- Operating notes: Lower maintenance and operating costs than single‑family homes. Check for any minimum night stays, owner usage rules, or rental restrictions set by the HOA.
Condo‑hotel and hotel‑style units
Condo‑hotel units sit inside a larger resort building and often include on‑site front desk services, housekeeping options, shared pools, and restaurants.
- Best for: Couples and short‑stay travelers who prioritize convenience and hotel services.
- Amenity access: Direct access to front desk, on‑site dining, and resort pools. Some buildings may offer shuttle or concierge services.
- Operating notes: These units can be very hands‑off if you opt into a rental program, but you will trade control and a share of gross revenue for commissions and program rules. Expect lower maintenance responsibility and typically lower ADR than a private villa.
Amenity access and location inside Reunion
Where the property sits inside the resort can affect both rate and occupancy.
- Proximity to the resort core: Walkable access to clubhouse areas and restaurants can justify a premium and attract repeat guests.
- Views and orientation: Golf, lake, and pool outlooks often improve appeal and ADR.
- Private versus shared amenities: A private pool plus a game room is a proven combination for family bookings and can support higher rates.
- Parking and vehicle limits: Confirm guest parking rules and vehicle caps to avoid service issues for larger groups.
Management models and flexibility
Your management approach should match your time and income goals. Reunion offers a spectrum from full control to hands‑off programs.
Owner‑managed
- Control pricing, branding, minimum stays, and guest screening.
- Lower fees, but you need reliable local vendors for cleaning, maintenance, pool care, and emergencies.
- Works best for owners who value control and have time or a responsive local team.
Third‑party property manager
- Common structures include a fixed fee plus a revenue percentage or a percentage only.
- Services typically cover listings, guest messaging, cleaning coordination, and maintenance.
- Good for owners who want professional operations without full hotel‑style constraints.
Hotel or rental program for condo‑hotel units
- The most hands‑off option, with centralized marketing and stable processes.
- Expect commissions, program rules, and less control over pricing and owner usage.
- Useful for investors who want simplicity and consistent standards.
Rules, taxes, and compliance you must verify
Short‑term rental rules and access vary across sub‑associations and building types in Reunion. Always confirm the current requirements before you buy.
- HOA and resort rules: Verify rental minimums, guest registration, parking limits, exterior standards, and which amenities renters can use. Condo‑hotel programs may add rules on owner usage and rental allocations.
- County and city requirements: Check Osceola County and the City of Kissimmee for registration, inspection, licensing, occupancy, and enforcement procedures. Rules can change, so confirm the latest standards directly with code enforcement.
- Taxes: In Florida, most short‑term rentals must collect and remit sales tax and tourist development tax. Register with the Florida Department of Revenue and local tax authorities for current rates and filing steps.
- Insurance and safety: Seek vacation rental insurance that covers liability, wind or hurricane, and flood as needed. Install or confirm pool fencing, smoke and CO detectors, fire extinguishers, and posted emergency information.
Budgeting for yield: revenue and cost drivers
Your pro forma should reflect the Reunion guest mix, seasonality, and the chosen operating model.
- Revenue drivers: ADR tends to rank as single‑family homes higher than townhomes, and townhomes higher than condo‑hotel units. Proximity to parks and resort amenities, private pools, themed rooms, and presentation quality all influence both ADR and occupancy.
- Length of stay: Theme park visitors often book shorter stays, while family groups may book full weeks. Align minimum nights and pricing calendars with your target guest.
- Recurring costs: HOA fees, utilities, insurance, management, landscaping, pool service, and local taxes. Single‑family homes typically run higher utilities and maintenance, especially with heated pools.
- Variable and periodic costs: Cleaning, repairs, amenity passes, platform fees, pool equipment, furnishing updates, and remodels for competitive positioning.
- Financing and resale: Lenders may treat condos and condo‑hotels differently from single‑family homes, with project approvals and larger down payments in some cases. Single‑family pool homes often have broader resale appeal, while condo‑hotel units may have a narrower buyer pool and higher resale fees.
Quick decision guide
Use this at‑a‑glance framework to match your STR strategy to the right Reunion property type.
- Choose a single‑family home if you want maximum family appeal, the option to build a themed brand, and higher ADR potential, and you are prepared for higher operating costs and more complex management.
- Choose a townhome if you want balanced costs, a value‑driven story for mid‑sized groups, and simpler maintenance, and you can work within HOA rules on rentals and minimum stays.
- Choose a condo‑hotel unit if you want hotel services, shorter stays, and the most hands‑off operations, and you accept program fees and less pricing control.
Investor due diligence checklist
Work through these steps before you write an offer.
- Confirm STR eligibility with the specific HOA or resort management, including rental minimums, guest rules, and amenity access for renters.
- Verify county and city requirements in Osceola County and Kissimmee for registration, licensing, occupancy, noise, parking, and trash compliance.
- Register for sales and tourist development taxes with the Florida Department of Revenue and local tax authorities, and set up your filing schedule.
- Request HOA or condo documents, including any special assessments, reserve studies, insurance standards, and guest policies.
- Collect performance data, such as occupancy, ADR, and seasonality for the specific property or close comps using STR data providers and local property manager comps.
- Build conservative pro formas under optimistic, moderate, and conservative scenarios, including vacancy and operating reserves.
- Price insurance with Florida vacation rental coverage, including wind or hurricane and flood if applicable.
- Interview property management firms for fees, scope, guest screening, and dynamic pricing strategies.
- Inspect for safety and guest readiness, including pool safety features, stairs, electrical, and furnishing needs.
- Confirm financing with lenders experienced in vacation rental loans and condo or condo‑hotel approvals.
How Team Gabriel helps you invest in Reunion
You get investor‑first guidance, bilingual support, and a concierge process built for cross‑market buyers. We source the right property type, confirm rules and fees with the HOA, connect you with local managers and insurance partners, and model realistic revenue and costs. From new construction to resale villas, we help you align guest demand, amenity access, and management fit so your Reunion STR performs with confidence.
Ready to map your strategy to the right address in Reunion? Connect with Andrea Alonso to start your search.
FAQs
Are short‑term rentals allowed in Reunion, and who decides?
- It depends on each sub‑association and building type, so confirm rules with the specific HOA or resort management and verify city or county requirements.
Which Reunion property type usually earns the highest ADR?
- Single‑family homes with private pools and standout features like game rooms or themed suites often command higher ADR, but they also carry higher operating costs.
What guest profile should I target for best results in Reunion?
- Family groups visiting theme parks and golfers are primary demand drivers, with single‑family pool homes fitting families and condo‑hotel units fitting couples and short stays.
What are the biggest hidden costs for a Reunion STR investor?
- HOA restrictions, insurance premiums for wind or hurricane, pool maintenance and heating, higher utilities for larger homes, and vacancy during off‑peak periods.
How do I get reliable performance data before I buy?
- Use STR data providers for occupancy and ADR trends, request comps from local property managers, and review recent comparable sales and any available historical rental data for the specific property.
