Side-by-side fee comparison from a realtor who owns 10 vacation rentals and manages ~100 across Orlando’s resort communities.
10
Communities
$350
Lowest Monthly
$1,790
Highest Monthly
I own 10 vacation rentals across Orlando’s resort communities and manage about 100 more through FunStay Florida. The number one question investors ask me before buying? “What are the real monthly fees?”
Most listing agents quote the HOA and stop there. But Orlando vacation rental HOA fees are rarely just one bill. Depending on the community, you could be paying HOA dues, a CDD assessment on your tax bill, a mandatory club membership, and even nightly guest resort fees.
The difference between the cheapest and most expensive community on this list is over $1,400 per month. Here are the actual costs, verified and broken down, for the 10 most popular resort communities near Disney.
The Full Comparison: Resort Community HOA Fees Orlando Investors Need
$350-$500
per month
HOA + CDD combined billing. CDD $2,350-$3,500/yr depending on lot and phase.
$520-$620
per month
Includes $150/mo mandatory resort fee. Plus $34-$59/night guest resort fee per booking.
~$543
per month (SFH)
Master HOA $1,117.97/q + Enclave sub-HOA $512.13/q for single-family homes. No CDD reported.
~$657
per month
HOA + mandatory Oasis Club membership ($200-$250/mo). CDD $1,500-$3,500/yr.
10. Reunion Resort
$815-$1,790
per month
HOA $395-$1,130/mo + $15,000 club initiation + $420-$660/mo club dues. CDD varies by district.
Ranked lowest to highest by total monthly cost. These resort community HOA fees Orlando investors pay are verified as of 2026 from HOA management portals, community websites, and property management records. Always confirm current amounts before closing.
Three Fee Structures You Need to Understand
Not all resort community HOA fees Orlando investors encounter work the same way. I group them into three types based on how billing is structured:
All-Inclusive
One HOA payment covers everything: amenities, landscaping, security, and resort access. Communities: Storey Lake, Windsor at Westside, Windsor Island, Encore, and Solara. You get one bill. Simple.
Layered
Fees split across multiple entities. Windsor Hills has a master association fee plus a neighborhood sub-HOA. Solterra combines HOA and CDD into one bill but the amounts vary by lot. Margaritaville adds a $150/mo mandatory resort fee plus nightly guest fees of $34 to $59 per booking.
Complex
Most layers. ChampionsGate requires Oasis Club membership at $200-$250/mo on top of HOA dues. Reunion requires a $15,000 initiation fee plus $420-$660/mo in club dues for STR guest amenity access.
CDD Fees: The Charge on Your Tax Bill
Most first-time investors don’t realize that CDD fees in Orlando are separate from HOA dues entirely. A CDD (Community Development District) financed the community’s infrastructure: roads, water lines, drainage, streetlights. You repay those bonds through an annual assessment on your Osceola County property tax bill.
CDD assessments at these resort communities range from about $1,400 per year at Storey Lake to $3,500 at ChampionsGate. Some communities like Windsor Hills report no CDD at all. Others, like Solterra, roll the CDD into their combined HOA billing so it looks like one number. This is why comparing Orlando vacation rental HOA fees without including the CDD gives you an incomplete picture.
The CDD amount does not change when the property sells. If the previous owner was behind on payments, that debt can transfer to you. When evaluating resort community HOA fees Orlando properties carry, always have your title company verify the CDD status during due diligence.
Hidden Resort Community HOA Fees Orlando Listing Agents Won’t Mention
Margaritaville’s nightly guest fees. Beyond the $150 monthly resort fee, every guest booking gets charged $34 to $59 per night as a resort amenity fee. That gets passed to guests but impacts your pricing competitiveness against nearby communities without this surcharge.
Reunion’s club membership requirement. Technically optional for ownership, practically mandatory for STR income. The $15,000 initiation fee wipes out most of your first-year net income. Properties without club access book at significantly lower rates and occupancy. I’ve broken down the full Reunion Resort ownership costs on FunStay.
ChampionsGate’s Oasis Club. Similar to Reunion: the club membership ($200-$250/mo) is separate from HOA dues but essential for guest access to the resort’s premium amenities.
Annual fee increases. HOA boards vote on budgets annually. Florida’s rising insurance costs have pushed Orlando vacation rental HOA fees up across nearly every community. The numbers on this page reflect verified 2026 rates, but always confirm current amounts before closin
Which Community Fits Your Investment Budget?
The right community depends on your purchase price, financing, and target returns. Lower Orlando vacation rental HOA fees at Solterra or Windsor at Westside leave more room in your monthly cash flow. But communities with higher fees like Reunion and ChampionsGate also command higher nightly rates because of their premium amenities.
I’ve seen investors buy in low-fee communities and net more monthly profit than owners in premium communities carrying $1,500 in monthly fees. The math isn’t always intuitive. If you’re comparing Davenport vs Kissimmee markets, the fee structure is one of the biggest variables.
Run your numbers with actual resort community HOA fees Orlando properties carry, not estimates from listing descriptions. If you want help modeling the cash flow for a specific community, I do this for investors every week.
Want the Full Cost Breakdown for a Specific Community?
I’ll walk you through the actual resort community HOA fees Orlando investors pay at any community on this list, plus CDD, taxes, insurance, and projected rental income. Free, no pressure.
Mike Chen | La Rosa Realty Celebration | 503-888-8070
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