Which Orlando Resort Communities Allow Short-Term Rentals? HOA Restrictions by Community

The number-one due diligence failure I see in Orlando vacation home purchases: assuming every resort community allows nightly short-term rentals. They do not. Some communities ban STR entirely. Others allow it in one section but not another. And the rules can change with a single board vote.

I manage 100+ properties across 40+ communities through FunStay Homes. Here is what the HOA rules actually say, community by community, with the section-level gotchas that catch investors off guard.

Before diving into specific communities, you need to understand the three layers of regulation that govern whether a property can operate as a short-term rental in the Orlando area.

The Three Layers of STR Regulation in Orlando

Most buyers check whether a property is in a county-approved STR zone. That is layer two of three. The layer that actually catches people is layer three: the HOA covenants.

For the full county-level breakdown, see Osceola County STR Laws and Airbnb Regulations and How to Buy a Legal Short-Term Rental Near Disney.

Florida HOA Law: What Buyers Need to Know

Florida Statute 720.306(1)(h) protects existing homeowners from new rental restriction amendments adopted after July 1, 2021. Those amendments bind only new buyers and owners who consent to the change. There is one critical exception: restrictions on rentals of less than 6 months or more than 3 times per year are binding on all owners, regardless of when they purchased.

Since virtually all short-term rentals fall under 6 months and occur more than 3 times per year, the “grandfathering” protection is essentially hollow for STR investors. An HOA can effectively restrict nightly rentals for all owners through a properly structured amendment.

Fines for covenant violations under FL 720.305 can reach $100 per day, with a $1,000 aggregate maximum per violation. Unpaid fines can result in liens on the property.

Community STR Status at a Glance

The chart below shows all 14 communities by their STR status. Green means nightly rental is allowed community-wide. Amber means some sections allow it and others restrict it. Red means no nightly STR under HOA rules.

Orlando Resort Communities Where Nightly STR Is Allowed

These communities permit short-term rentals by right under their HOA covenants. Each has specific rules around guest registration, quiet hours, and operational requirements. Confirm the details for your specific lot before writing an offer.

Communities With Partial or Section-Level STR Restrictions

These are the communities where it gets complicated. STR is allowed in some sections but restricted or banned in others. This is where I see the most expensive mistakes. A buyer sees the community name on the county’s approved list and assumes every lot is fair game. It is not.

Frequently Asked Questions

Can an HOA ban short-term rentals in Florida?

Yes. Florida law prohibits local governments from outright banning vacation rentals (FL 509.032), but that does not apply to private HOAs. HOAs can restrict or ban nightly rentals through their CC&Rs. Under FL 720.306(1)(h), restrictions on rentals under 6 months or more than 3 times per year can bind all owners, regardless of when they purchased.

Which Orlando resort communities allow nightly Airbnb?

Communities where nightly STR is allowed include Storey Lake, Windsor Island (120-day cap), Windsor at Westside, Solara, Emerald Island, Windsor Hills, Encore at Reunion, Windsor Cay, and Posner Reserve. ChampionsGate, Reunion Resort, and Solterra allow it in some sections but not others. Always check the section-level rules for your exact lot.

What is the difference between county STR rules and HOA rules?

County rules determine whether a property is in an approved STR zone (e.g., Osceola County’s STR Overlay). HOA rules determine whether the specific community and section permits nightly rental. A property can pass the county check and still be banned by its HOA. Both layers must allow STR for the property to be legal for nightly rental.

Can I do short-term rentals in ChampionsGate?

Only in certain sections. The Retreat at ChampionsGate allows STR. Champions Country Club, Country Club Village, and Stoneybrook do not. North Village restricted new STR permits in 2024. The Vistas trades mostly as residential. Check the section before you buy.

Does Solterra Resort allow short-term rentals?

Most sections of Solterra allow STR, including the DR Horton and Pulte sections. The exception is Solterra Springs, which has a minimum 1-year lease requirement and does not permit nightly rentals. Double-check the subdivision name on title.

What happens if I rent short-term in a community that does not allow it?

The HOA can fine you up to $100 per day under FL 720.305, with a $1,000 aggregate maximum per violation. Repeat violations can result in additional fines, cease-and-desist orders, and liens on the property. Some HOAs pursue injunctive relief in court for persistent violators.

Can HOA rules change after I buy?

Yes. HOA boards can amend rental rules with a vote. FL 720.306(1)(h) provides some protection for existing owners, but the exception for sub-6-month and 3+/year restrictions means the protection is largely ineffective for STR investors. Ask about pending rule changes before purchasing.

How do I check if a community allows short-term rentals before buying?

Request the current CC&Rs and all amendments from the HOA management company. Verify the section and lot number, not just the community name. Check the county’s STR approved list. Verify licensing requirements for the specific county (Osceola, Polk, Orange, or Lake). The STR Due Diligence Checklist walks through the full process.

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