The real cost of owning a vacation rental in 15 Disney-area resort communities, side by side: HOA dues, CDD assessments, lodging taxes, licensing, and entry prices — compiled from official association schedules, district budgets, Florida Department of Revenue forms, and live listing data.
As of August 2026, monthly HOA dues across Disney-corridor vacation-rental resorts range from roughly $260 per month at Emerald Island to over $1,400 at Regal Palms' villas, annual CDD assessments range from $0 to about $4,600 at Solterra, and combined lodging taxes are 13.5% in Osceola County, 12% in Polk, and 11% in Lake. Every figure below is dated and sourced; a † means the current-year schedule could not be confirmed from a primary source and should be verified with the association before you rely on it.
| Resort | HOA / mo | CDD / yr | Lodging tax | Entry prices (Aug 2026) | Watch for |
|---|---|---|---|---|---|
| Bahama BayDavenport · Polk | $575–$875 incl. cable, internet, water, trash |
None | 12% | 2BR $160–210K 3BR $185–265K |
Clubhouse & restaurant are separately owned — verify guest access if self-managing |
| Windsor HillsKissimmee · Osceola | ≈$542–$727 2025 schedule, all-in by product |
None | 13.5% | Condos $275K → homes $750K | Condo sub-association dues up sharply since 2023; ~2 mi to Disney is the headline |
| Windsor PalmsKissimmee · Osceola | ≈$354–$367 † | None | 13.5% | Condos $205K → homes $595K | 3-night minimum stay; no on-site rental desk — external PMs only |
| Windsor at WestsideKissimmee · Osceola | Unverified † stale $390–410 quotes persist; MLS shows up to ~$722 |
$1,922–$2,910 FY2027 adopted budget |
13.5% | TH $399K → SF $749K | CDD O&M jumped ~65% in FY2025; most sites still quote builder-era dues |
| Windsor IslandDavenport · Polk | ≈$550–$600 † | $1,227–$2,374 FY2025 adopted budget |
12% | $420K → $989K | Dues up ~40% from presale estimates; 120-day guest-stay cap; strict towing |
| Windsor CayClermont · Lake | ≈$475–$600 † +$3,000 capital contribution |
$1,275–$2,599 FY2026 adopted budget |
11% | New from $523K → $1.6M | Lightest compliance in the corridor: Airbnb collects the TDT, no county business tax |
| ChampionsGate (Retreat)Davenport addr · Osceola | ≈$545–$605 3 stacked bills + $2,000 capital contribution |
$1,300–$2,800 adopted budgets, by lot/bond series |
13.5% | ≈$360K → $1M+ | Retreat + Master + Oasis Club are separate bills — listings usually quote only one |
| Storey LakeKissimmee · Osceola | ≈$401 TH / $430 SF / $540+ condo † | Conflicting † $1,428–$2,282 widely cited; one listing says none |
13.5% | Condos $218K → homes $1.1M | STR allowed only in resort sections (not Reflections); verify CDD on the tax bill |
| Reunion ResortReunion · Osceola | $395–$1,130 by neighborhood † + optional club: $15K init, $500–$925/mo |
≈$2,000–$3,400 FY2026 adopted budgets, two districts |
13.5% | Condos $310K → estates $15M | Membership attaches to the home; homes without it can never add it; guest amenity access requires membership + a Preferred Partner manager |
| Encore at ReunionKissimmee · Osceola | ≈$975–$994 POA + mandatory club + ≈$1,422 joining fee |
$2,681–$3,314 FY2026 adopted budget |
13.5% | $400Ks → $1.5M | Water-park access locked to Jeeves/Rentyl-managed stays; off-program guests get the house only |
| SolterraDavenport · Polk | ≈$258 SF (2025 listing) † townhome schedule unconfirmed |
$3,697–$4,630 official schedule — highest in the corridor |
12% | TH median $374K / SF median $502K | CDD has roughly doubled since 2020; guests pay a $30–$50 amenity fee per stay |
| SolaraKissimmee · Osceola | ≈$503–$663 † | ≈$1,100–$1,500 Westside CDD — many sites wrongly say none |
13.5% | TH from $390K / SF avg $726K | FlowRider is real and operating (≈$30/day extra); heavy resale inventory (~18% of community listed) |
| Paradise PalmsKissimmee · Osceola | ≈$682–$805 † | None | 13.5% | $310K → $549K | Active owner petition over ~20%/yr dues increases; every unit (incl. townhomes) has a private pool |
| Regal PalmsDavenport · Polk | ≈$600–$1,429 † all-inclusive: even electric & water |
None | 12% | $165K → $365K avg sold ≈$249K — cheapest entry in the corridor |
Guests pay a $20/night + tax resort fee at the front desk — disclose it in listings |
| Emerald IslandKissimmee · Osceola | ≈$340–$495 3-tier (2023 schedule) † TH dues include roof + hazard/flood insurance |
None † | 13.5% | TH $210K → homes $675K | $10/vehicle guest gate pass; $3,000 buy-in capital contribution; conservation setting ~3 mi to Disney |
† = current-year figure not confirmed from a primary source (association schedule or district budget) at verification date — treat as an estimate and confirm with the association or an estoppel before relying on it. "None" for CDD reflects public records at verification date; always confirm on the specific parcel's county tax bill.
Sources: association fee schedules and owner documents where published; CDD adopted budget PDFs (GMS, Rizzetta, district sites); Florida DOR forms DR-15TDT and DR-15DSS; Polk, Osceola, and Lake County tax collector sites; DBPR license fee schedules; live MLS/portal listing data, August 2026. Full sourcing lives in each resort's community guide as guides are published.
The resort you buy in decides your tax workload. All rates below are verified against the Florida Department of Revenue's official DR-15TDT and DR-15DSS schedules and each county tax collector, August 2026.
6% state sales tax + 1.5% surtax (filed with FL DOR) + 6% Tourist Development Tax filed directly with the Osceola Tax Collector. Osceola is not contracted with Airbnb or Vrbo — owners must register and self-remit the 6% TDT monthly, even for $0 months. Contrary to several third-party guides, the county’s official licensing page lists no separate county STR license — just the zoning check, DBPR license, and business tax receipt (verified on osceola.org, Aug 16, 2026).
Heaviest compliance — most owners don't know6% state + 1% surtax (FL DOR) + 5% Tourist Development Tax to the Polk Tax Collector. Airbnb collects all layers on its bookings; Vrbo and direct bookings are the owner's responsibility. Polk moved TDT filing to its new Phenix Online portal effective August 17, 2026. Class B local business tax receipt ≈$57.75/yr.
Airbnb-collected — lighter workload6% state + 1% surtax (FL DOR) + 4% Tourist Development Tax via the county's TouristExpress portal. Airbnb collects the TDT, and Lake County repealed its business tax in 2020 — no county business license needed at all. The lowest rate and lightest paperwork in the corridor (relevant resort: Windsor Cay).
Lightest compliance in the corridorEvery Florida short-term rental needs the same core stack; the county layer differs. Typical first-year government cost: ≈$290 in Polk, ≈$260 in Osceola, ≈$230 in Lake. Our sister company sets all of this up for owners.
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