A ~2,300-acre, guard-gated golf mega-resort with signature courses by Palmer, Watson, and Nicklaus, a five-acre water park, and everything from $300K condos to $10M+ estates. It's also home to the most complicated club-membership system in the Disney corridor — the fine print that quietly decides what every home here is worth. This page explains all of it: real costs, real rules, and real rental math.
Reunion is the luxury anchor of the Disney-corridor vacation-home market: a genuine golf resort with a residential "small town" feel, not a subdivision with a clubhouse. It earns its premium — and it demands more homework than any other community we cover.
The only place in the world with signature courses by Arnold Palmer, Tom Watson, AND Jack Nicklaus on one property — all strictly private, for members and their guests only. Golf groups are a real, repeat booking demand driver.
A five-acre water park that reportedly cost $10M+ to build, roughly a dozen pools, a tennis & pickleball centre, a spa, and about seven restaurants including the rooftop Eleven. Membership homes booked the right way can market all of it.
About 6 miles to Walt Disney World, with an internal shuttle and scheduled Disney transportation. Close enough for park days, but the resort itself is the reason many guests book.
Condos from ~$310K, townhomes and villas, single-family from ~$450K, up to $1M–$9M+ custom estates (Bear's Den holds the Ritz-Carlton-branded top end). A rare trade-up path inside a community you already know.
Specialist brokers report Reunion commands some of the highest nightly rates in the Orlando market — roughly $250–$550+ for well-run membership homes, with mega-villas listing higher. The catch: those rates depend on membership + preferred-partner management.
No single master HOA (14+ neighborhood associations), two CDDs on the tax bill, and a club membership with hard, unforgiving rules. Total carry on a full-membership rental home can top $20K–$25K a year before taxes and insurance. Budget for it — and read the membership section below twice.
As of August 2026, Reunion Resort HOA dues run $395–$1,130 per month depending on neighborhood, two CDD assessments add roughly $2,000–$3,400 per year on the Osceola tax bill, and the optional club membership — the number that actually defines this resort — costs $15,000 to initiate plus $500–$925 per month.
Sources: FunStay Florida and Inside Reunion 2026 HOA guides (broker-reported — verify with each association), Reunion East & West CDD official FY2026 budgets, and Stellar MLS market data (Aug 2026). Compare these costs across all 15 corridor resorts in our Resort Cost Index.
Nothing affects a Reunion home's value, rentability, and guest reviews like club membership. It is optional on paper, decisive in practice — and governed by rules that surprise almost every first-time buyer. Here's the whole system.
Fee schedule and access rules per resort-specialist sources (updated June 2026) consistent with the Club's published schedule of dues, and the resort's official FAQ. Figures change — verify with the membership office (407-662-1070) before contract.
Access is NOT automatic with any stay — club amenities need membership plus a preferred-partner booking (see above). Items marked "members" are club amenities; the rest are open to owners and registered guests.
Amenity list from the resort's official FAQ and membership-access guides. Water park hours ≈ 10 AM–6 PM daily; pool counts vary by source (official FAQ says 8 heated pools; itemized guides count 11+) — hours and access rules change seasonally.
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Reunion proper is largely custom and resale — there is no standard plan set for the estate neighborhoods. Published plans exist for two newer products inside the gates: Spectrum+ condos and Reunion Village townhomes. One big caveat: Reunion Village carries Encore Club amenities, not Reunion membership (see Know Before You Buy).
Single-story condo living with a large covered patio (2,138 sq ft total). Split layout, owner's suite with walk-in closet; sleeps 6–8 per developer collateral.
Two-story plan with a double-height great room, upper-level living/game room, and terrace (3,148 sq ft total). Sleeps 8–10 per developer collateral.
Same footprint as B1 configured for five bedrooms with dual owner's suites and a game room — the rental-forward layout. Sleeps 10–12 per developer collateral.
Townhome with a private pool off the living area and a 2-car garage. Reunion Village homes carry Encore amenities, not Reunion membership.
Private pool with covered patio, first-floor owner's suite, and a bedroom-and-bath count built for rental occupancy. Encore amenities apply.
The largest published Reunion Village plan: private pool with covered lanai, downstairs guest suite, and a family-room-centered main floor. Encore amenities apply.
Full Reunion Village plans (both floors): Columbia (PDF) · Alexander Palm (PDF) · Majesty Palm (PDF)
Floor plans courtesy of Spectrum at Reunion and Lennar (Reunion Village) via Realty in Orlando.
Straight talk: nobody publishes audited Reunion-only performance data. The figures below blend zip-34747 market proxies (which also include other resorts) with realtor- and manager-published numbers — which are marketing-sourced, not audited. Treat the ranges as planning inputs, not promises, and remember membership + preferred-partner management is what unlocks the top of every range.
Sources: AirROI Kissimmee market data (TTM Aug 2025–Jul 2026), zip-34747 datasets (Chalet 2026; Airbtics-derived figures via secondary sources), and realtor/PM-published Reunion projections (2025–2026) — marketing-sourced, not audited. Results vary widely by product, membership status, and management.
Market proxies only tell half the story. Our free community guide includes real numbers from self-managing owners and property managers who run homes inside Reunion.
Reunion sits in Osceola County, where short-term rental is fully legal — Reunion is a purpose-built resort community with STR entitled in its land use and no minimum stay. But Osceola's tax stack has two traps that catch owners moving from other counties. Our sister company handles all of this for owners.
Reunion rewards owners who do the homework and punishes the ones who don't. These are the six things buyers should price in — and sellers should be ready to talk about.
The classic Reunion horror story: pay the $15,000 membership initiation, list the home on Airbnb with a non-preferred manager, and discover your guests are locked out of the water park anyway. Guest access needs membership AND a preferred-partner booking — both, not either. OTA guests arriving with water-park expectations and getting denied is a recurring review-killer in this resort.
A home without an active membership can never obtain one — the Club does not re-admit lapsed homes. That permanently caps the home's rental positioning and resale audience. It also cuts the other way: a membership home you buy still costs you a fresh $15,000 + tax at closing to keep the membership alive. Verify status with the membership department (407-662-1070) before contract, in writing.
FY2026 CDD operations assessments rose 32% (East) and 15% (West). Club dues jumped from older published schedules ($420→$500 Gold, $660→$925 Platinum). High-end HOA dues reach $1,000+/mo. Total carry on a membership rental home — HOA + CDD + Platinum dues — can exceed $20K–$25K a year before property taxes and insurance. Model it before you offer, not after.
944 active listings and 22.7 months of supply (Stellar MLS, Aug 2026) with roughly flat 12-month appreciation. For buyers, that's real negotiating leverage. For sellers, it means pricing, presentation, and provable rental numbers decide everything — homes competing on hope sit for months.
Encore Resort at Reunion is a separate resort less than two miles away with its own water park and club — there is no cross-access, yet buyers and guests conflate them constantly. Inside Reunion's own footprint, Reunion Village owners get Encore Club amenities, not Reunion membership. Confirm which amenity program a listing actually carries before you compare prices.
Reunion's developer financed infrastructure through CDD bonds rather than lot prices, so tax bills carry non-ad valorem assessments that make them look elevated versus non-CDD resorts. The amount varies by assessment area and bond series — pull the actual Osceola tax bill for any specific parcel rather than estimating from a neighbor's.
Compiled from official CDD budgets, owner forums and orientation guides, resort-specialist broker materials, and market data. Always verify current association budgets, membership status, and disclosures during your inspection period — we can help you request them.
Reunion spans ~2,300 acres split between an east side and a west side, each with its own CDD. The numbered guide on the map runs from Heritage Crossing's lower-dues single-family streets through the Terraces, Carriage Pointe, and Seven Eagles near the Reunion Grande, out to The West Side, Liberty Bluff, Patriots Landing, and the Bear's Den estate enclave along the Nicklaus course.
Community map courtesy of Reunion Resort (via ownreunion.com).
Buying, not selling?
This guide covers what Reunion Resort is — the amenities, the floor plans, what it is like inside the gates. If what you need is whether the purchase works, John keeps a buyer’s breakdown on his agent site: HOA and CDD with their sources, the leasing rule, what to verify before you offer, and the calculator preloaded with this community’s figures.
See the Reunion Resort buyer’s breakdown →johnandrewhomes.com · Johnathon Candelario, Preferred SHORE
Whether you're buying your first vacation home or deciding if it's time to sell, talk to a team that operates short-term rentals across this corridor — and knows exactly which membership questions to ask before you sign anything.
For additional information regarding purchasing a home at Reunion Resort, contact John at 407-750-2434 or contact us here.
If you own a home at Reunion Resort and are considering selling or have questions about the sales process, contact us here to find out how your home would benefit as a featured listing.
Must-have information for owners and prospective owners — the membership checklist, HOA and CDD details by neighborhood, and real rental projections and historicals from owners and managers in the community.
Tell us how to reach you and we'll send the current list of available Reunion homes, plus honest guidance on neighborhoods, membership status, and which setups actually rent best.
We'll walk you through what your home is worth today, how a featured listing works, and your options — including an offer from our investor network if you want speed.
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