Owning An Investment Home In Reunion Resort
June 25, 2026
June 25, 2026
Thinking about buying an investment home in Reunion Resort? It is easy to see the appeal. You are looking at a well-known Orlando-area resort community with vacation demand tied to theme parks, golf, and group travel, but the real opportunity is only clear when you understand the numbers, rules, and ownership tradeoffs. This guide will help you make sense of what matters most before you buy. Let’s dive in.
Reunion Resort is positioned as a premier Orlando vacation destination in Osceola County, just minutes from Walt Disney World. According to the resort, Disney is about 6 miles away, and guests also have access to shuttle service plus on-property transportation. That kind of convenience helps explain why Reunion stays on the radar for vacation-home buyers.
The resort experience is a major part of the value story. Official resort materials highlight multiple pools, a private water park, dining, and three signature golf courses. Accommodations also include kitchens and living areas, which supports longer stays and family or group travel.
Golf and group demand add another layer. Reunion markets itself for golf getaways, corporate outings, celebrations, tournaments, and larger group trips. The resort also notes that groups of 12 or more can use room blocks and homes ranging from 3 to 14 bedrooms, which can make larger properties behave differently from smaller villa-style units.
One of Reunion’s biggest strengths is its wide range of inventory. Official resort information shows condo-style villas in communities like Grande Tower, Seven Eagles, Centre Court Ridge, Villas North and South, and Heritage Crossing. These typically range from 1 to 3 bedrooms.
If you want more space, Reunion also includes vacation homes from 3 to 15 bedrooms. Some homes are designed to stand out in the short-term rental market with features like private pools and movie theaters. That creates a very different investment profile depending on what you buy.
Current active examples reviewed in the research show a broad pricing range. Condos and villas have been listed from about $189,000 to $309,000, with some condo-townhome layouts in the low $300,000s. Townhomes have ranged from about $299,000 to $429,000, while single-family homes have ranged from roughly $650,000 to more than $2.195 million.
Reunion is not a one-size-fits-all market, and that shows up in the sales data. Redfin reported a March 2026 median sale price of $538,830 in Reunion, with 56 homes sold and a median 64 days on market. It also described the market as not very competitive.
For you as a buyer, that can be helpful. A less competitive market may create more room to compare options carefully, negotiate, and look closely at the ownership costs behind the asking price. In a resort community like Reunion, list price only tells part of the story.
The big takeaway is that Reunion offers a wide entry range. You can look at a smaller condo-style investment below $200,000, or you can target a luxury vacation home priced well above $2 million. Your strategy should start with the kind of guest you want to serve and the fee structure you are willing to carry.
This is where many buyers need to slow down. In Reunion, recurring costs can vary sharply by parcel, building, and property type. Two homes with similar nightly income potential may produce very different bottom-line results once fees and taxes are fully accounted for.
Current examples in the research show monthly HOA or association fees around $616, $740, $985, and $1,030. Some condo listings state that these fees may include cable TV, internet, water, sewer, trash, security, pest control, maintenance, manager services, and common-area taxes and insurance. Even so, other ownership costs like property taxes, insurance, and utilities may still be separate.
Some listings also note Community Development District assessments, or CDDs, while others indicate the annual CDD is included in property taxes. That is an important detail to confirm early. A parcel with a CDD or special assessment can affect your monthly and annual carrying costs in a meaningful way.
If you are comparing a condo, townhome, and larger house, do not assume the lower purchase price automatically means the better investment. A smaller unit with a high association fee may pencil out differently than a larger property with a different expense mix. Careful underwriting matters here.
If your plan is to rent the property on a short-term basis, taxes need to be part of your model from day one. For rentals of six months or less, the research report shows three tax layers that apply in Osceola County.
Those are:
The county tax collector states that the tourist development tax applies to the total rental amount charged to guests for short-term rentals. If you are projecting returns, this is one of the easiest areas to underestimate if you only focus on gross booking revenue.
You should also remember that resort-related guest charges can shape booking behavior. Reunion’s FAQ lists a daily resort fee of $40 plus tax and daily parking of $20 plus tax per unit. For many homes, private pool heat is available for a daily fee, and golf is an additional charge.
Before you buy, make sure you understand the regulatory side. Florida DBPR broadly defines vacation rentals and requires a license when an entire unit is rented more than three times in a calendar year for periods of less than 30 consecutive days, or when it is advertised or held out for that use.
The license type can differ based on the property. DBPR distinguishes between condo licenses and dwelling licenses, which matters in Reunion because the community includes both condo-style villas and houses or townhomes. This is not a small technicality. It can affect your compliance path.
Osceola County also tells owners to verify zoning, apply for the appropriate DBPR license, and register a Local Business Tax Receipt. The county notes that the issuance of that tax receipt depends on meeting applicable zoning, environmental health, and building requirements.
The county’s short-term rental list includes Reunion Resort & Club, but buyers should still verify whether the exact zoning allows short-term rentals and whether any subdivision or planned-development rules apply. In Reunion, the parcel-level details matter.
In a branded resort market, amenity access is not just a lifestyle perk. It can influence guest demand and the competitiveness of your property. Reunion’s FAQ states that homes booked directly through Reunion or through approved preferred partners have full amenity access.
The same FAQ says third-party bookings may be limited, and if a home does not have amenity access, guests cannot purchase water-park passes. That is a major point for investors because guest expectations in Reunion often center on the resort experience, not just the house itself.
The approved preferred partners named by the resort include Jeeves, Magical Vacation Homes, Rentyl, Wyndham/WorldMark, and Florida Vacation Homes. This means your management and booking strategy may shape how your property is positioned in the market.
If you are comparing two similar homes, ask direct questions about current amenity-access status and how bookings are handled. That answer may have as much impact on performance as bedroom count, finish level, or lot position.
Reunion offers on-site property management, and its management page describes services such as full-service management, a transparent owner portal, compliance support, dedicated revenue management, and marketing on major booking platforms. The same page says Reunion is the only on-site management company.
For some owners, that can simplify operations. On-site management may offer easier coordination, stronger resort alignment, and a more direct path to compliance and amenity-related considerations. For remote buyers especially, that convenience can be appealing.
At the same time, some investors may prefer more direct control over pricing, operations, guest communication, or vendor decisions. In practice, the research suggests that resort management and approved-channel booking may trade some owner control for stronger amenity access and easier compliance, while a more independent approach may require more hands-on oversight.
Neither model is automatically better. The right fit depends on how active you want to be, how important amenity access is to your revenue strategy, and how comfortable you are handling licensing, taxes, and guest support.
If you are serious about buying in Reunion, focus on the details that most affect real performance. This is a niche resort market where amenity access, management channel, golf or view positioning, and fee structure can matter just as much as square footage.
A simple evaluation checklist can help:
This process can save you from buying based on headline pricing alone. In Reunion, small differences in rules and fee stacks can materially change your return.
Reunion can make sense if you want a branded Central Florida vacation-rental asset with strong tourism visibility and potential appeal to families, golf travelers, and larger groups. The resort’s location near Disney, broad housing mix, and recognizable amenity package are real advantages.
It is also important to be realistic. Reunion is not a low-friction or low-fee investment market. Conservative underwriting is essential, especially when you account for association dues, possible CDD exposure, licensing steps, local business registration, and layered short-term rental taxes.
That does not mean the opportunity is weak. It means the best results usually come from buying the right asset, understanding the operating model, and making sure the numbers still work after the full expense picture is on the table.
If you want a smart second opinion before you move forward, Jesse T. Rottinghaus can help you evaluate Reunion opportunities with an investor-minded lens and a clear strategy for the local market.
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