648
ACRES
2,788
PLANNED UNITS
4-5 mi
TO DISNEY
24/7
GATED
100+
MANAGED HERE
Lennar
BUILDER
My team at FunStay Florida provides Storey Lake property management for over 100 properties at this Kissimmee resort community. I own multiple vacation rentals in the corridor. This guide covers what buyers and investors need to know before purchasing at Storey Lake Resort, based on real data from our managed portfolio.
Looking at a specific property?
I can pull revenue comps, carrying cost projections, and occupancy data for any Storey Lake listing.
Resort Section vs. Reflections: The First Thing Every Buyer Must Know
Storey Lake has two distinct sections with completely different rules. Buying in the wrong one is a costly mistake.
| Resort Section (Terraces, The Cove) | Reflections | |
|---|---|---|
| Short-term rentals | Allowed No minimum stay, no rental caps | Prohibited |
| Minimum lease | None | 1 year |
| Primary residence | Not allowed | Allowed |
| Property types | Condos, townhomes, single-family pool homes (2-8 BR) | Single-family residential (3-5 BR) |
| HOA manager | ICON Management | Vesta Property Services |
| Best for | Vacation rental investors, second-home buyers | Owner-occupants, long-term rental investors |
Verify which section a property is in before making an offer. The resort section and Reflections share the same Storey Lake branding, but they operate under separate HOAs with separate rules.
Property Types and Floor Plans
Storey Lake’s resort section offers three property types, all built by Lennar. New construction homesites are sold out; all current inventory is resale.
Condos (The Terraces, Phase 1)
| Model | BR/BA | Sq Ft | Price Range |
|---|---|---|---|
| Milan | 2/2 | 1,194 | $217K-$350K |
| Venice | 2/2 | 1,248 | $220K-$370K |
| Sorrento | 3/2 | 1,428 | $280K-$530K |
Townhomes (Phases 1-3)
| Model | BR/BA | Sq Ft | Price Range |
|---|---|---|---|
| Beach Palm / Sabal Palm | 4 BR | 1,914 | $265K-$500K |
| Royale Palm | 5 BR | 2,128 | $350K-$720K |
Single-Family Pool Homes (The Cove, Phases 2-3)
| Model | BR/BA | Sq Ft | Price Range |
|---|---|---|---|
| Alexander Palm | 5 BR | 3,014 | $636K-$750K |
| Majesty Palm | 6/5 | 3,275 | $680K-$850K |
| Gatsby | 6 BR | 3,795 | $750K-$900K |
| Buchanan | 7 BR | 3,976 | $800K-$950K |
| Santiago | 8 BR | 4,289 | $850K-$1.2M+ |
Price ranges reflect Q4 2026 active listings and recent closed sales. Browse Storey Lake listings for current inventory.
Amenities: Two Clubhouses, Two Lazy Rivers
Storey Lake has two full clubhouse complexes. Access to both is included in HOA dues.
Hideaway Club
Original · Phase 1
- Heated resort pool with 2 water slides and lazy river
- Kids’ splash zone with beach entry
- Spa/hot tub
- Fitness center overlooking the lake
- Tiki bar with grilled food and drinks
- Ice cream shop
- 9-hole mini golf (~$5-$9/person)
- Sand volleyball, basketball, soccer
- Fishing pier, kayak/canoe rentals (~$15-$25)
- Fire pit, grilling areas, private cabanas
Bronson Club
Newer · Phase 3 · Opened 2023
- Heated family pool with private cabanas
- Lazy river with pirate ship playground
- Bar and grill restaurant
- Fitness center
- Multi-use sports court
What’s included: Pools, lazy rivers, slides, fitness centers, sports courts, and the shuttle between clubhouses. Pay-per-use: Mini golf, kayak rentals, food and drinks at the tiki bar and Bronson grill.
Pool hours: 9 AM to 9 PM daily. Pools heated when outdoor temp drops below 75F. The Terraces condo pool is not heated. See our resort amenities comparison for cost-per-booked-night data across Orlando communities.
Cost of Ownership
Monthly Fees
Storey Lake uses a two-part HOA structure: a Master Association fee plus a separate Hideaway/Bronson Club fee.
| Property Type | Master HOA/mo | Club Fee/mo | Combined Total/mo |
|---|---|---|---|
| Single-family | ~$304 | ~$259 | ~$564 |
| Townhome | ~$286 | ~$259 | ~$545 |
| Condo | Varies by unit | Varies | ~$540-$920 |
See our Orlando vacation rental HOA fees comparison for cross-community benchmarks.
Annual Costs
| Cost | Townhome ($445K) | Single-Family ($670K) |
|---|---|---|
| HOA (combined) | ~$6,540 | ~$6,764 |
| CDD | ~$1,428 | ~$2,282 |
| Property tax (~1.8%) | ~$8,010 | ~$12,060 |
| Insurance (est.) | ~$2,500-$4,000 | ~$3,500-$5,500 |
| STR licensing | ~$440 | ~$440 |
| Est. total carrying cost | ~$18,900-$20,400/yr | ~$25,000-$27,000/yr |
Florida homestead exemption excludes vacation and investment properties. CDD fees appear on your annual property tax bill. Verify current fee amounts directly with ICON Management (321-999-7646) before purchasing.
Revenue: What Storey Lake Properties Actually Earn
From our managed portfolio (trailing 12 months):
| Property Type | Bedrooms | Annual Revenue | Occupancy |
|---|---|---|---|
| Condos | 2-3 BR | $31,000-$47,000 | 77-83% |
| Townhomes | 4-5 BR | $42,000-$66,000 | 77-83% |
| Single-family | 5-6 BR | $65,000-$90,000 | 77-83% |
| Estate/luxury | 7-9 BR | $80,000-$123,000 | 77-83% |
Storey Lake’s managed occupancy (77-83%) outperforms the broader Kissimmee market average (57-69%) by 10 to 15 points, driven by proximity to Disney and the amenity package.
SUMMER PEAK
82-90%
OCCUPANCY
SHOULDER MONTHS
58-68%
OCCUPANCY
Shoulder months: Sep-Nov, Jan-Feb. Factor this into cash flow projections. See our Storey Lake investment analysis and current market report for cap rates and risk analysis.
Short-Term Rental Rules
What’s Allowed (Resort Section)
- Nightly rentals with no minimum stay
- No limit on number of rentals per year
- Guests must register through the property manager and receive wristbands for amenity access
Required Licenses
| License | Cost | Renewal |
|---|---|---|
| Florida DBPR vacation rental license | $230 | $180/yr |
| Osceola County STR license | $410 | $150/yr |
| Local Business Tax Receipt | $30 | $30/yr |
| $1M liability insurance | Varies | Annual |
For a step-by-step walkthrough, see our guide on how to apply for short-term rental licenses in Orlando.
Taxes on Rental Income
13.5%
Total tax rate on every booking
7.5% auto-collected by Airbnb/Vrbo
6% FL sales tax + 1.5% Osceola surtax
6% your responsibility
Osceola Tourist Development Tax, due monthly by the 20th
Missing the 6% TDT remittance is a common and expensive mistake for new investors. Late penalty starts at 10% ($50 minimum).
Missing the 6% TDT remittance is a common and expensive mistake for new investors. Late penalty starts at 10% ($50 minimum).
Epic Universe Update
Universal’s newest park opened May 2025, about 14 miles from Storey Lake. Early data shows STR bookings up 9-14% in the Kissimmee corridor during the opening period, with guests adding 1-2 nights to their Orlando trips as they combine Disney and Universal parks. See our breakdown of the best vacation rental communities near Epic Universe.
Why Storey Lake Is One of the Best Orlando Resort Communities For…
STR Investors
77-83% occupancy. No minimum stay. No rental caps. Revenue from $31K to $123K/yr depending on property type.
Disney-Focused Guests
4-5 miles from Disney World. 10-15 minute drive to the main gate. Closer than most competing resort communities.
Family Appeal
Two clubhouses with heated pools, two lazy rivers, water slides, splash zone, mini golf, kayaking. All included in HOA.
Entry-Level Investors
Condos from $217K. Townhomes from $265K. Lower entry than ChampionsGate or Reunion, with comparable amenities.
How to Buy at Storey Lake
New Construction vs. Resale
Lennar’s homesites at Storey Lake are sold out. All purchases are now resale. This means no builder incentives, but also no construction timeline. You can close and start renting within 30 to 60 days. Here is what to expect during the first 60 days after buying an Orlando vacation rental.
Buyer Closing Costs
Florida buyers pay 2-5% of the purchase price in closing costs, including lender’s title insurance, appraisal, inspection, documentary stamp tax on the mortgage, and intangible tax. In Florida, the seller customarily pays for owner’s title insurance and deed stamps.
What to Verify Before Closing
Request 3 years of HOA financial statements and check the reserve fund. Confirm which section the property is in (resort vs. Reflections). Verify the current HOA and CDD amounts for the specific unit. For a full pre-purchase walkthrough, use our short-term rental due diligence checklist.
Financing
Investment Property Loan
20-25% down
Rates 0.5-0.75% above primary
Second-Home Loan
10-15% down, lower rate
Strict rules on rental use
International Buyers
30-40% down
Limited lender options
For a deeper comparison of loan types, see our guide to Orlando vacation rental financing.
Ready to Buy at Storey Lake?
Whether you’re evaluating Storey Lake as an investment or a second home, I’m happy to share what our portfolio data shows for a specific property type or floor plan.
Mike Chen | La Rosa Realty Celebration | 321-430-8681
Frequently Asked Questions
Is Storey Lake a good investment in 2026?
For managed properties, Storey Lake delivers 77-83% occupancy and $31,000 to $123,000 in annual revenue depending on property type. Prices are down ~11% from their peak. Run the numbers on a specific property before deciding. Current carrying costs run $19,000 to $27,000 per year.
Can you do short-term rentals at Storey Lake?
Yes, in the resort sections (The Terraces and The Cove). No minimum stay. No rental caps. Reflections does not allow short-term rentals.
What are the HOA fees at Storey Lake?
Storey Lake uses a two-part HOA structure. Combined fees run approximately $545 per month for townhomes and $564 per month for single-family homes, covering amenities, cable, internet, landscaping, and trash.
How far is Storey Lake from Disney World?
Approximately 4 to 5 miles from the main gate, or about a 10 to 15 minute drive.
What is the difference between Reflections and the resort section?
The resort section allows short-term rentals and prohibits primary residence use. Reflections prohibits short-term rentals and allows primary residence use. They have separate HOAs with separate rules and fee structures. Verify which section a property is in before purchasing.
What amenities does Storey Lake have?
Two clubhouse complexes (Hideaway Club and Bronson Club), each with a heated pool and lazy river. Plus 2 water slides, a splash zone, tiki bar, ice cream shop, mini golf, kayaking, fitness centers, sports courts, and a free intra-resort shuttle. All pool and fitness amenities are included in HOA dues.
Does Airbnb collect all the taxes for Storey Lake rentals?
No. Airbnb and Vrbo collect 7.5% (state sales tax + county surtax). You are responsible for collecting and remitting the 6% Osceola County Tourist Development Tax monthly.
What does it cost to buy at Storey Lake right now?
As of Q4 2026: condos start around $217,000, townhomes around $265,000, and single-family pool homes around $636,000. Median sold prices: condos $283,250, townhomes $445,000, single-family $670,000.
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