Veranda Palms is one of the most searched resort communities in the Kissimmee vacation rental corridor, and for good reason. It offers one of the lowest recurring cost structures of any STR-zoned community near Disney World: no CDD fees, moderate HOA dues, and entry prices starting under $430,000 for a 4-bedroom pool home.
But search results for Veranda Palms are dominated by listing pages with zero financial analysis and marketing sites that substitute “strong rental income” for actual numbers. This guide provides what those pages do not: real Veranda Palms rental income data, operating cost breakdowns from properties I manage through FunStay Florida, and an honest assessment of where Veranda Palms Florida fits in the Orlando STR landscape.
I have closed multiple transactions in Veranda Palms and manage vacation rentals across Kissimmee’s resort communities, including Veranda Palms vacation rental properties. What follows is drawn from real P&Ls, real guest data, and real conversations with owners in this community. If you are evaluating Veranda Palms as an investment, this is the analysis I would walk you through in person.
What Is Veranda Palms Resort?
Veranda Palms is a gated vacation rental community in Kissimmee, Florida, with approximately 270 single-family homes located 5 to 6 miles from Walt Disney World. Built by Park Square Homes between 2008 and 2022, homes range from 4 to 14 bedrooms with private pools. Veranda Palms Orlando is fully zoned for short-term rentals under the county STR overlay, with no CDD fees.
5 mi
To Disney World
14 mi
To Universal
~12 mi
To Epic Universe
23 mi
To Orlando Airport
Veranda Palms Kissimmee is accessed from US-192 (Irlo Bronson Memorial Highway) via Seven Dwarfs Lane. It sits about 3 miles from Old Town Kissimmee and the Cagan’s Crossing commercial area, with restaurants, grocery stores, and shops within a short drive. The adjacent Shingle Creek Regional Park offers kayaking, cycling, and nature trails, a unique selling point for guests looking for more than theme park proximity.
Veranda Palms Amenities and Clubhouse
Veranda Palms amenities include a zero-entry resort pool, kids’ splash playground with water slides, heated spa, 9-hole mini golf, fitness center, clubhouse with arcade, basketball and volleyball courts, and walking trails to Shingle Creek Preserve. All amenities are included in HOA fees with no guest passes required.
Because the community was built specifically for vacation rental use, guest access is standard and built into the HOA structure. From an operator perspective, the Veranda Palms pool and splash pad are the amenities that actually show up in guest reviews. Families with young children mention them consistently, and properties that highlight these features in their listing photos see measurably higher click-through rates on Airbnb. The fitness center and sports courts, by contrast, rarely get mentioned. Mini golf gets occasional use but is not a booking driver.
Full Amenity List
- Resort pool: Zero-entry (beach-entry) design with sun loungers and cabanas
- Kids’ splash playground: Separate area with dual water slides and interactive spray features
- Hot tub / spa: Heated, adjacent to the main pool
- Clubhouse: Lounge area, arcade, ping-pong, concierge services
- Fitness center: 24-hour access with cardio and weight equipment
- Mini golf: 9-hole putt-putt course
- Sports courts: Basketball and volleyball
- Outdoor recreation: Chess/checkers boards, covered picnic and BBQ area, children’s playground
- Nature trails: Walking and jogging paths connecting to Shingle Creek Preserve
- Security: 24-hour manned guard gate with concierge services
- Trash valet: Daily curbside pickup included
Amenity context for investors:
Veranda Palms’ amenity package is solid but modest compared to higher-end communities. Reunion Resort has signature golf courses, a water park, restaurants, and a spa. Storey Lake has dual clubhouses and a lazy river. ChampionsGate has the Oasis water park. Veranda Palms competes on value, not amenity volume. The zero-entry pool and splash pad are strong selling points for family bookings, but guests looking for a “destination resort” experience may lean toward communities with more extensive features.
Veranda Palms Floor Plans and Home Sizes
Veranda Palms offers 12 Park Square Homes floor plans from 4 to 14 bedrooms (1,545 to 6,257 sq ft). Every home includes a private screened pool, 2- or 3-car garage, and open-plan living areas. Larger models feature game rooms, home theaters, and in select cases, private bowling alleys.
From a rental performance standpoint, the 6- to 8-bedroom models tend to hit the sweet spot. They are large enough to command $250 to $467 nightly rates and attract multi-family groups, but not so large that occupancy drops below 50%. The 4-bedroom models book the most nights but at lower ADR. The 12- to 14-bedroom estates are impressive properties, but the guest pool narrows significantly at that size and your marketing needs to reach reunion groups, sports teams, and corporate retreats to keep occupancy viable.
| Model | Beds | Baths | Sq Ft |
|---|---|---|---|
| Sabal Palm / Coral Key | 4 | 2-3 | 1,545-2,020 |
| Santa Clara | 6 | 4 | 2,847 |
| Mendocino | 5 | 5 | 3,046 |
| San Jose | 8 | 5 | 3,263 |
| Monterey II | 9 | 7 | 4,004 |
| Santa Rosa | 10 | 8 | 4,219 |
| Versailles | 9 | 7 | 4,464 |
| San Clemente | 12 | 11 | 4,831 |
| El Dorado | 11 | 9 | 4,792 |
| Middleton | 13 | 10 | 5,504 |
| Monticello | 14 | 11 | 6,257 |
Virtual Tours and Digital Brochures
How Much Does a Veranda Palms Home Cost?
Veranda Palms homes currently range from $430,000 for a 4-bedroom to $1.95 million for a 15-bedroom estate. The median community-wide sale price is approximately $628,000. Vacant lots are available at around $200,000 for new construction. The resale market favors buyers, with sellers accepting an average of 11% below asking price.
| Bedrooms | Current Price Range | Typical Sq Ft |
|---|---|---|
| 4 BR | $430,000 – $520,000 | 1,545 – 2,020 |
| 5 BR | $480,000 – $550,000 | 2,800 – 3,050 |
| 6 BR | $517,000 – $565,000 | 2,847 – 3,200 |
| 7 BR | ~$618,000 | ~3,500 |
| 8 BR | $600,000 – $720,000 | 3,260 – 3,565 |
| 9-15 BR | $949,000 – $1,950,000 | 4,000 – 6,257 |
| Vacant lots | ~$200,000 | 50-70 ft homesites |
Source: MLS/Stellar active listings, September 2026
Recent Sales Trends
The Veranda Palms resale market has cooled measurably over the past year. In the 12 months ending September 2026, 15 homes sold at an average price of $790,300, compared to 36 homes at an average of $1,200,764 in the prior 12-month period. The list-to-sell ratio dropped from 99% to 89%, meaning sellers are accepting roughly 11% below asking price. Days on market stretched from 131 to 165.
For buyers, this is a favorable environment. Sellers who listed in spring and have not sold are motivated, and there is room for negotiation that did not exist in 2021 or 2022. The median sale price currently sits at approximately $628,000 community-wide, with the average price per square foot at $175 to $226 depending on the data source and time period.
Veranda Palms HOA Fees, CDD, and the Full Operating Cost Stack
Veranda Palms HOA fees range from $250 to $535 per month depending on home size, with no CDD fee. Total annual operating costs including taxes, insurance, management, and utilities run $34,000 to $46,000 before mortgage payments. This is the lowest recurring fee structure among Orlando vacation home communities with low HOA fees.
The Veranda Palms CDD situation is straightforward: there is none. That is its single biggest financial differentiator. CDD fees at Storey Lake, ChampionsGate, and Solara add $1,500 to $4,000+ per year on top of HOA dues. At Veranda Palms, the HOA fee is the only recurring community charge.
HOA Fee Details
HOA fees at Veranda Palms vary by property size, with reported ranges of $250 to $535 per month for standard single-family homes. The HOA covers:
- 24-hour manned guard gate security
- Clubhouse, pool complex, and all recreation facilities
- Common area landscaping and grounds maintenance
- Community road maintenance
- Walking trails and preserve boundary maintenance
- Trash valet service
- Insurance and reserve funds for common areas
No CDD means lower total fees.
When you compare total recurring community fees (HOA + CDD), Veranda Palms runs $3,000 to $6,420 per year. Storey Lake runs $6,600 to $10,000+. Reunion Resort can reach $12,500 to $24,000+ including club membership. This difference compounds every year you hold the property.
The Full Annual Operating Cost Stack
This is the table most Veranda Palms pages do not show. Every article about vacation home investing needs to lay out the full cost picture before the mortgage, not just the HOA fee.
| Expense Category | Annual Cost (Typical 4-6BR) | Notes |
|---|---|---|
| Property management (20-25%) | $9,000 – $15,000 | Percentage of gross rental revenue |
| Property taxes (~1.5%) | $6,500 – $8,400 | Non-homestead rate, Osceola County |
| Insurance (STR commercial) | $2,400 – $8,500 | $1M liability, replacement-cost dwelling |
| HOA fees | $3,000 – $6,420 | No CDD |
| Utilities (electric, water, internet, cable) | $3,600 – $5,400 | Higher in summer (A/C), pool heater optional |
| Pool maintenance | $2,800 – $4,500 | Weekly chemical service + equipment |
| Pest control | $480 – $720 | Quarterly service |
| Platform fees + tourist tax (13.5%) | $6,000 – $10,000 | 6% state sales + 6% TDT + 1.5% surtax |
| Linens, consumables, supplies | $900 – $1,600 | Restocking, replacements |
| Total before mortgage | $34,000 – $46,000+ |
Sources: FunStay Florida operational data, Florida Estate, Osceola County Tax Collector
Operating costs before the mortgage run $34,000 to $46,000 per year. On a $450,000 purchase with 20% down at 7%, the mortgage adds approximately $23,900 annually. Total carrying cost: $58,000 to $70,000 per year. Your property needs to generate at least that much in gross rental revenue to break even.
Is Veranda Palms a Good Investment in 2026?
Veranda Palms can be a solid investment for buyers entering the Orlando STR market at a lower price point, provided occupancy stays above 60% and the property is professionally managed. Gross yields of 8 to 12% are achievable. Net yields after all expenses range from 1.7% to 4.6% for financed 4-bedroom homes, and 5% to 7.4% for larger homes or cash buyers with no debt service.
The investment thesis varies significantly by bedroom count, down payment size, and management quality. Before evaluating any specific property, I recommend reading my analysis of where to invest in short-term rentals near Orlando in 2026 for market-level context.
Revenue Benchmarks by Bedroom Count
| Bedrooms | ADR Range | Gross Annual Revenue | Occupancy Target |
|---|---|---|---|
| 4 BR | $185 – $260 | $38,000 – $62,000 | 56-70% |
| 5 BR | $220 – $284 | $44,000 – $65,000 | 56-70% |
| 6 BR | $250 – $308 | $50,000 – $75,000 | 60-75% |
| 8 BR | $350 – $467 | $55,000 – $85,000 | 45-65% |
| 10+ BR | $500 – $584 | $65,000 – $95,000 | 40-55% |
Sources: AirDNA, AirROI, FunStay Florida portfolio data
Larger homes (8+ bedrooms) command significantly higher nightly rates but face lower occupancy because the guest pool narrows. A 4-bedroom at $250 ADR and 68% occupancy grosses roughly $62,000. An 8-bedroom at $400 ADR and 55% occupancy grosses roughly $80,000. The 8-bedroom costs $150,000 to $200,000 more to purchase, so the ROI per dollar invested is often comparable.
Cash Flow Scenario: 4BR at $450,000
| Metric | Conservative (56% occ) | Moderate (64% occ) | Optimistic (72% occ) |
|---|---|---|---|
| Occupied nights | 204 | 234 | 263 |
| Gross revenue (at $230 ADR) | $46,920 | $53,820 | $60,490 |
| Operating costs | $36,500 | $38,500 | $40,200 |
| Net before mortgage | $10,420 | $15,320 | $20,290 |
| Mortgage ($360K at 7%) | $23,940 | $23,940 | $23,940 |
| Annual cash flow | -$13,520 | -$8,620 | -$3,650 |
| Cash-on-cash (on $112K invested) | -12.1% | -7.7% | -3.3% |
Important context on these numbers:
A financed 4-bedroom Veranda Palms home at current rates (7%+) is unlikely to produce positive monthly cash flow. The investment thesis for these homes rests on total return: principal paydown (~$4,800/year in year one), tax benefits from depreciation, and 3-5% annual appreciation. If you need positive cash flow from day one at today’s rates, look at 6+ bedroom homes with higher ADR or consider Veranda Palms only with 25%+ down payment to reduce debt service.
Seasonal Revenue Pattern
Veranda Palms is a gated vacation rental community in Kissimmee, Florida, with approximately 270 single-family homes located 5 to 6 miles from Walt Disney World. Built by Park Square Homes between 2008 and 2022, homes range from 4 to 14 bedrooms with private pools. Veranda Palms Orlando is fully zoned for short-term rentals under the county STR overlay, with no CDD fees.
$5,220
March (peak)
$4,517
July (summer)
$3,400
December (holiday)
$1,800
September (low)
Kissimmee 5BR monthly averages. Sources: AirROI, StaySTRA
Orlando seasonality creates a 3:1 revenue ratio between peak and trough months. March generates nearly triple the revenue of September. This means 4 to 5 strong months must carry 2 to 3 slow months. Reserves of at least $25,000 to $30,000 are essential to cover mortgage and expenses during the September and October trough, when occupancy in Kissimmee drops to 40 to 50%.
76.7M
Visitors to Orlando in 2025, a record. Epic Universe (opened May 2025) is projected to add 30M more annually at maturity. (Visit Orlando)
Veranda Palms vs Storey Lake, ChampionsGate, Windsor Hills, and Reunion
Veranda Palms offers the lowest total recurring fees ($3,000 to $6,420/year) of any major resort community near Disney, with gross STR yields of 8 to 12%. It trails Storey Lake and ChampionsGate on amenities and Reunion on luxury positioning, but saves $4,000 to $5,000 per year in fees compared to the average competitor.
For a deeper look at how the top two competitors compare to each other, see my ChampionsGate vs Reunion Resort comparison. For the full landscape, my guide to the top 9 resorts to buy a vacation home near Disney covers every major community.
| Factor | Veranda Palms | Storey Lake | ChampionsGate | Windsor Hills | Reunion Resort |
|---|---|---|---|---|---|
| Entry price (4BR) | $430K | $350K | $350K | $300K | $600K+ |
| HOA/mo | $250-$535 | $401-$430 | $355 | $350-$400 | $395-$1,000 |
| CDD/yr | $0 | $1,500-$2,800 | $1,200-$2,000 | $0 | $0 |
| Total fees/yr | $3,000-$6,420 | $6,600-$10,000 | $5,460-$8,260 | $4,200-$4,800 | $12,500-$24,000+ |
| Disney distance | 5-6 mi | 4.2 mi | 7 mi | 4 mi | 7 mi |
| Top amenity | Pool, splash pad | Lazy river, dual clubs | Oasis water park | Heated pool, movie | Golf, water park, spa |
| Gross STR yield | 8-12% | 8-11% | 9-12% | 10-14% | 6-9% |
| Best for | Budget, low fees | Families, proximity | New build, amenities | Entry level | Luxury, golf |
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