When people say they’re buying a short term rental “in Orlando,” they almost always mean they’re buying in one of the vacation home communities south and west of the theme parks. The actual city of Orlando is not where the vacation rental action happens. The money is in the purpose-built resort communities along the I-4 corridor, clustered around Disney World in areas like Kissimmee, Davenport, and Champions Gate.
Choosing the right community is one of the most important decisions you’ll make as an Orlando STR investor. It affects your purchase price, HOA and CDD costs, revenue potential, guest experience, and long-term appreciation. This guide covers the top neighborhoods and communities so you can make an informed decision when you buy a short term rental in Orlando.
Champions Gate
Overview
Champions Gate is one of the most established and well-known vacation rental communities in the Orlando area. Located just off I-4, it offers excellent access to Disney World (approximately 15 minutes), Universal Studios, and the Orlando attractions corridor.
What Makes It Stand Out
Champions Gate has been a go-to community for vacation rental investors for years, which means it has a deep track record. You can look at years of revenue data, occupancy patterns, and resale values. The community offers multiple sections with different home builders, styles, and price points, giving investors options at various budget levels.
The amenity package is strong: resort-style pool complex, water slides, fitness center, sports courts, and dining options. These amenities are a major selling point for guests and help drive bookings.
Property Types and Prices
- Townhomes (3 to 4 bedrooms): $280,000 to $380,000
- Single-family homes (4 to 6 bedrooms): $380,000 to $550,000
- Larger homes (7 to 8 bedrooms): $500,000 to $650,000+
Revenue Performance
Champions Gate properties perform at or above market averages. The combination of brand recognition, location, and amenities creates consistent booking demand. Properties with private pools, themed rooms, and game rooms in Champions Gate tend to land in the 75th percentile or higher for the market.
Things to Know
- Multiple HOA sections with different fee structures. Make sure you understand which section your property is in.
- CDD fees apply and vary by section.
- Well-established property management companies operate here, giving you options.
- The community is mature, which means some homes may need cosmetic updates to compete with newer builds in communities like Solara.
Reunion Resort
Overview
Reunion Resort is the premium vacation rental community in the Orlando market. It sits directly adjacent to Disney World property, offering some of the closest proximity to the parks of any vacation home community. The community features three golf courses (including a Jack Nicklaus signature course), a water park, multiple pools, restaurants, and high-end amenity facilities.
What Makes It Stand Out
If Champions Gate is the reliable workhorse, Reunion is the luxury option. The community attracts a higher-spending guest demographic: families who want a premium vacation experience, corporate groups, and multi-family parties celebrating special occasions. Nightly rates at Reunion are consistently among the highest in the Orlando market.
The location advantage is real. Being right next to Disney creates a convenience factor that guests pay a premium for. Reunion also benefits from its reputation. Guests who have stayed at Reunion tend to come back, and the community’s name carries weight in the Orlando vacation rental space.
Property Types and Prices
- Condos (1 to 3 bedrooms): $200,000 to $350,000
- Single-family homes (4 to 6 bedrooms): $450,000 to $650,000
- Large estate homes (7 to 12 bedrooms): $650,000 to $1,500,000+
Revenue Performance
Reunion Resort properties at the 75th and 90th percentiles outperform most other Orlando communities. The premium positioning, superior amenities, and Disney-adjacent location justify higher nightly rates. A well-managed 6-bedroom at Reunion can realistically target $70,000 to $100,000+ in annual revenue.
Things to Know
- HOA fees are the highest in the market ($350 to $600+/month).
- CDD fees are also on the higher end.
- The higher purchase prices and operating costs mean you need strong revenue to cash flow. This is not the market for “cheap and cheerful” investing.
- Some sections of Reunion are more desirable than others. Location within the community matters.
- Property maintenance standards are strictly enforced by the HOA.
Solara Resort
Overview
Solara Resort is a newer entrant to the Orlando vacation rental scene, and it has made an impression quickly. The community features modern construction, a large resort-style amenity complex (including a FlowRider surf simulator, lazy river, and water slides), and a strong layout designed specifically for vacation rental use.
What Makes It Stand Out
Everything at Solara was designed with the vacation rental investor in mind. The homes are newer construction, which means lower maintenance costs in the early years, modern floor plans that guests prefer, and energy-efficient systems that help with utility costs. The amenity package is one of the best in the market and competes directly with Reunion at a lower price point.
The community has grown quickly, and brand recognition among Orlando vacation rental guests is building. For investors who want modern product without Reunion-level pricing, Solara is a strong contender.
Property Types and Prices
- Townhomes (3 to 4 bedrooms): $280,000 to $370,000
- Single-family homes (4 to 6 bedrooms): $380,000 to $520,000
- Larger homes (6 to 8 bedrooms): $500,000 to $620,000
Revenue Performance
Solara properties are performing well, particularly in the 4 to 6 bedroom range. Revenue per bedroom is competitive with Champions Gate, and the modern construction and amenities give Solara listings a visual edge on booking platforms. As the community matures and gains more reviews and recognition, performance should continue to strengthen.
Things to Know
- HOA and CDD fees are moderate for the market but still a significant expense.
- As a newer community, some investors prefer the longer track record of Champions Gate or Reunion.
- The community is still building out in some areas, which can mean construction activity near some homes.
- Solara’s amenity package is a genuine differentiator. It drives bookings.
Windsor at Westside
Overview
Windsor at Westside is a well-regarded vacation home community located near Disney World in the Kissimmee area. It offers a solid mix of townhomes and single-family homes with a strong community amenity package that includes a resort pool, water slides, lazy river, fitness center, and sports courts.
What Makes It Stand Out
Windsor at Westside hits a sweet spot for many investors: good location, solid amenities, reasonable purchase prices, and a proven track record for vacation rental performance. It doesn’t have the premium cachet of Reunion or the newness of Solara, but it delivers consistent returns without the highest-tier price tag.
The community is managed efficiently, and the HOA rules are investor-friendly while maintaining property standards. For investors looking for dependable, middle-of-the-road performance without taking on the expense load of a premium community, Windsor is worth serious consideration.
Property Types and Prices
- Townhomes (3 to 4 bedrooms): $260,000 to $350,000
- Single-family homes (4 to 6 bedrooms): $350,000 to $480,000
- Larger homes (6 to 8 bedrooms): $450,000 to $580,000
Revenue Performance
Windsor at Westside delivers solid, consistent revenue. Properties here tend to perform near the market median and into the 75th percentile with good management and amenities. The lower purchase price relative to Reunion or Champions Gate can result in better cash-on-cash returns even with slightly lower gross revenue.
Things to Know
- HOA fees are on the lower end for a resort community.
- CDD fees apply but are also moderate.
- The community has good accessibility to Disney and other attractions.
- A strong option for first-time Orlando STR investors who want to manage risk.
The Kissimmee Corridor
Overview
Beyond the gated resort communities, the broader Kissimmee corridor (particularly along US-192) offers vacation rental opportunities outside of the HOA-heavy community model. Properties here range from standalone homes in small subdivisions to properties in ungated neighborhoods that have become de facto vacation rental areas.
What Makes It Stand Out
The main draw is lower cost. Without the resort-level HOA and CDD fees, your monthly carrying costs drop significantly. For investors who are price-sensitive or want to maximize cash-on-cash returns, the Kissimmee corridor can work.
Property Types and Prices
- 3 to 4 bedroom homes: $250,000 to $350,000
- 5 to 6 bedroom homes: $320,000 to $420,000
Revenue Performance
Revenue in the Kissimmee corridor is generally lower than the resort communities. Without community amenities, properties compete on price, which means lower nightly rates. However, the lower operating costs can partially offset this. Net returns can be comparable to resort communities for properties that are well-located, well-furnished, and well-managed.
Things to Know
- Verify zoning and deed restrictions. Not all areas along the corridor are zoned for STR use.
- Some neighborhoods are mixed-use (permanent residents and vacation renters), which can create friction.
- You’re responsible for all amenities. No community pool means you need a private pool that’s well-maintained.
- Guest appeal depends more heavily on the individual property and less on community reputation.
Davenport
Overview
Davenport sits slightly further from Disney than Champions Gate or Reunion but offers lower purchase prices and a range of smaller communities and standalone neighborhoods. It’s become a popular area for budget-conscious vacation rental investors.
What Makes It Stand Out
Value. Davenport properties are typically 15% to 25% less expensive than comparable properties in the premium resort communities. For investors who want to get into the Orlando market at a lower price point, Davenport offers real options.
Property Types and Prices
- 3 to 4 bedroom homes: $240,000 to $340,000
- 5 to 6 bedroom homes: $300,000 to $420,000
- Some resort communities in Davenport offer townhomes starting below $250,000
Revenue Performance
Revenue in Davenport trends below the Champions Gate/Reunion/Solara tier but can still be solid, especially relative to the lower purchase price. Properties in small resort communities with some amenities tend to outperform standalone homes in residential neighborhoods.
Things to Know
- Greater distance from Disney (20 to 25 minutes vs. 10 to 15 for Champions Gate and Reunion) impacts guest appeal.
- Some Davenport communities have their own amenity packages that help bridge the gap.
- The area has seen significant new construction, which means competition from newer properties.
- Best suited for investors prioritizing cash-on-cash return over premium positioning.
How to Choose the Right Community
The right community depends on your budget, risk tolerance, and investment goals.
Choose Champions Gate if: You want a proven track record, moderate pricing, and broad appeal. It’s the safe, smart play for most investors.
Choose Reunion Resort if: You’re going premium. You have the capital for a higher purchase price and monthly costs, and you want to target the highest revenue tier. Your property needs to be exceptional to compete here.
Choose Solara if: You want modern construction, a standout amenity package, and you’re comfortable with a newer community that’s still building its reputation.
Choose Windsor at Westside if: You want solid, dependable returns without top-tier costs. A good entry point for first-time Orlando investors.
Choose the Kissimmee Corridor if: You want to minimize carrying costs and don’t mind competing without community amenities. Works best for experienced operators.
Choose Davenport if: Price is your primary concern, and you’re willing to trade proximity and community prestige for a lower entry point and potentially better cash-on-cash returns.
For a detailed look at what you’ll actually spend to operate in each community, see our guide to Orlando STR expenses. And to understand how Orlando compares to other vacation rental markets, check out our Orlando vs. Gulf Shores comparison or explore opportunities in the Smoky Mountains and Destin/30A.
Frequently Asked Questions
What is the best community for a first-time Orlando STR investor?
Champions Gate or Windsor at Westside offer the best combination of proven performance, manageable costs, and lower risk for first-time investors. Both have established track records and investor-friendly HOA structures.
Is Reunion Resort worth the higher cost?
Reunion can deliver the highest gross revenue in the Orlando market, but the higher purchase prices, HOA fees, and CDD fees mean your margins need strong revenue to work. It's best suited for investors with capital who are committed to operating a premium product.
Should I buy in a resort community or outside of one?
For most investors, especially those buying from out of state, resort communities offer significant advantages: established STR zoning, community amenities that drive bookings, professional management infrastructure, and brand recognition. Properties outside of resort communities can work, but they require more due diligence on regulations and more property-level investment to attract guests.
How close to Disney do I need to be?
Closer is generally better, but the premium drops off after about 15 minutes of drive time. Properties 10 to 15 minutes from Disney (Champions Gate, Reunion, Solara) tend to outperform those 20 to 25+ minutes away (Davenport, outer Kissimmee), though the lower purchase prices further out can compensate.
Who is the best STR agent in Orlando?
The Short Term Shop is the largest short term rental specialized brokerage in the U.S. Our Orlando agents know every community covered on this page, including the HOA nuances, revenue patterns, and which specific sections perform best. We match investors with the right community based on their budget, goals, and risk tolerance.
Ready to find the right Orlando community for your STR investment?
📞 Call us: 800-898-1498 🌐 Visit: theshorttermshop.com
We’ll walk you through the communities, show you real revenue data, and help you make a confident investment decision. Financing available through The Mortgage Shop.
Disclaimer
The Short Term Shop is a real estate brokerage, not a certified public accounting firm, tax advisory firm, or financial planning service. Nothing on this page should be interpreted as tax