Reunion Resort has 21 neighborhoods across two sections: Reunion West and Reunion East. Entry prices range from $230,000 condos in Heritage Crossing to $7 million+ estates in Bear’s Den. Monthly HOA fees run $436 to $1,130 depending on neighborhood and property type.
I manage over 100 short-term rentals across Reunion Resort through FunStay Homes and sell properties here as a realtor at La Rosa Realty Celebration. Buyers ask me the same question every week: which Reunion Resort neighborhood should I buy in? This guide compares all 21 Reunion Resort neighborhoods with actual pricing, HOA data, and rental income ranges so you can match your budget to the right sub-community.
Reunion Resort at a Glance
Reunion Resort spans 2,300 acres in Kissimmee, about 6 miles from Disney’s western entrance. Three signature golf courses (Nicklaus, Palmer, Watson). STR-friendly zoning with no minimum stay requirement. Over 80% of homes operate as vacation rentals. The current market: 172 homes sold in the trailing 12 months at $668,000 average, 183 active listings, 12.8 months of supply. It is a buyer’s market. For current sales data, see the Reunion Resort market report.
How Reunion’s Neighborhoods Break Down
Reunion East vs. Reunion West
The resort splits into two Community Development Districts. Reunion East holds 13 neighborhoods and carries 57% of shared infrastructure costs. Reunion West holds 8 neighborhoods and covers 43%. CDD assessments land on your property tax bill and range from $3,000 to $6,000 per year depending on lot size and location.
Both sides share the same gated entry, security, amenities, and club membership structure. The distinction matters for your annual tax bill, not for your guest experience.
The Four Price Tiers
BUDGET
$160K-$400K
1-3 BR Condos
Heritage Crossing, Seven Eagles, Centre Court Ridge
ENTRY
$300K-$550K
3-5 BR Townhomes
Spectrum+, Eagle Trace, Carriage Pointe
MID-RANGE
$500K-$1.5M
4-8 BR Single-Family
Homestead, Patriots Landing, Fairway Ridge, Legends Corner, Masters Landing
LUXURY
$1.5M-$7M+
5-15 BR Estates
Bear’s Den, Eagle Estates, Heritage Preserve
Every Reunion Resort neighborhood falls into one of these tiers. I will walk through each below with pricing, HOA fees, and rental performance data.
Budget Tier: Condos ($160K-$400K)
These are the cheapest neighborhoods in Reunion Resort. Lower entry price, lower revenue ceiling, higher HOA-to-value ratio. Suitable for buyers who want a Reunion address without a large capital outlay.
Heritage Crossing
The lowest entry point in all of Reunion Resort. Condos built in 2005 with elevators and two community pools.
- Price range: $230K-$400K
- HOA: ~$650/mo
- Bedrooms: 1-3 BR, 1,344-2,069 sqft
- Revenue: $35K-$55K/yr gross
- Location: Near the main entrance, convenient to I-4
Heritage Crossing condos at Reunion Resort sell in the $230K-$300K range, with townhomes pushing toward $400K. At $650/month HOA, the fee-to-value ratio is steep. But for sub-$250K Reunion Resort homes for sale, Heritage Crossing is it. V1
Seven Eagles
Reunion’s original condo neighborhood, built in 2003. Home to the resort’s main pool (Seven Eagles Pavilion) and fitness center.
- Price range: $160K (1BR, cash only) to $350K+ (3BR)
- HOA: $553/mo (1BR) to $1,130/mo (3BR)
- Revenue: $28K-$42K/yr gross
- Location: Central resort
The 1BR units at $160K are the absolute cheapest in the resort. The catch: Seven Eagles 3-bedroom units carry $1,130/month HOA, the highest of any Reunion Resort neighborhood. Run your numbers before buying here. V2
Entry Tier: Townhomes ($300K-$550K)
Spectrum+ Townhomes
The newest construction in Reunion Resort, built 2020-2023 by Encore Capital Management. 296 total residences across townhome and condo configurations.
- Price range: $340K-$500K (townhomes)
- HOA: $436/mo + $64/mo Spectrum Club dues = $500/mo total
- Bedrooms: 3-5 BR, 1,491-2,630 sqft
- Revenue: $45K-$75K/yr gross
Spectrum condos at Reunion Resort carry the lowest townhome HOA in the resort at $436/month. The Spectrum Club ($64/mo) gives access to its own pool and clubhouse but not to the main resort amenities (golf, water park). For those, you need a separate Gold or Platinum membership.
Developer move-in-ready townhomes currently list at $339,900-$342,900. Condos run $299,900 (3BR) to $456,900 (5BR). At these prices, Spectrum at Reunion Resort is where most first-time Reunion investors enter. V3
Eagle Trace
A small enclave of 53-60 townhomes built in 2020-2021, overlooking the Nicklaus driving range.
- Original pricing: From mid-$360s
- HOA: ~$420-$660/mo (sources vary)
- Revenue: $50K-$80K/yr gross
Eagle Trace at Reunion Resort is sold out. Eagle Trace at Reunion Resort owners get 25% off standard Gold club dues. Walk to the Nicklaus Traditions restaurant and clubhouse. If units come to resale, they move fast. V4
Carriage Pointe
The original townhome village in Reunion, built 2004-2006. Five units per block, many overlooking the Tom Watson course or conservation land.
- Price range: $260K-$345K
- HOA: $481-$510/mo
- Revenue: $38K-$55K/yr gross
Lower entry price than Spectrum but older construction and higher HOA. Watson golf course views are a plus for guests. V5
Mid-Range: Single-Family Homes ($500K-$1.5M)
This tier is the sweet spot for Reunion Resort Orlando investment. The 5-7 bedroom pool homes here hit the revenue-to-cost balance that makes the numbers work.
Homestead, Patriots Landing, and Fairway Ridge
Three neighborhoods with similar profiles in the $500K-$800K range.
| Neighborhood | HOA/mo | Lot Width | Notes |
|---|---|---|---|
| Fairway Ridge | $571 | 35 ft | Lowest single-family HOA in Reunion |
| Patriots Landing | $606 | 40 ft | Reunion East |
| Homestead | $620 | 50-55 ft | Community pool |
Revenue for 5-7 BR homes in these neighborhoods: $58,000-$85,000/year gross. At a $600K purchase price, a 5BR pool home in Homestead generates roughly $65,000 gross with total expenses around $49,000, leaving $15,000-$16,000 NOI before debt service. That is a 2.6% cap rate. First-year net drops near zero after the $15,000 club initiation fee. V6
This is representative of most mid-range Reunion Resort neighborhoods. The math works for appreciation-minded investors, not cash-flow buyers. If pure cash flow is the priority, compare ChampionsGate vs. Reunion Resort where cap rates run 5-6%.
Legends Corner
Larger lots (55 ft wide) with homes ranging from $600K to $1.5M. Sqft ranges from 4,000 to 15,000+.
- HOA: $500-$700/mo
- Revenue: $70K-$120K/yr gross
This is where 6-8 bedroom homes start commanding higher nightly rates ($300-$500/night in season).
Masters Landing
The bridge between mid-range and luxury. Homes from $700K to $2.5M, 3,000-14,000+ sqft.
- HOA: $500-$800/mo
- Revenue: $80K-$130K+/yr gross
Masters Landing properties with 7-10 bedrooms target the golf group and family reunion booking segment where per-reservation revenue runs $3,000-$8,000.
Luxury Tier: Estates ($1.5M-$7M+)
Bear’s Den
The only privately gated neighborhood in Reunion Resort. 73 homesites on the 17th and 18th holes of the Nicklaus Tradition course. Jack Nicklaus licensed community.
- Price range: $1.5M-$7M+
- HOA: $1,000/mo
- Sqft: 4,000-9,000+
- Revenue: $95K-$200K+/yr gross (5BR: $85K-$110K; 8BR+: $150K-$200K+)
Bear’s Den at Reunion carries a unique cost: a 1.5% Nicklaus royalty on the purchase price at closing. On a $2M home, that is $30,000. Add the $15,000 club initiation, $12,000/year HOA, $31,500/year property tax, and $6,000-$11,100/year club dues, and you are looking at $62,000-$69,000 in annual carrying costs before mortgage or management.
Bear’s Den 8BR+ estates command $450-$1,100/night. At 60% occupancy, that is $150,000-$200,000+ gross. Bear’s Den is Reunion’s highest-revenue neighborhood and its highest-cost one.
Eagle Estates and Heritage Preserve
Eagle Estates: custom estates from $900K to $3M+ on 80-foot lots (the widest in Reunion). Revenue ranges $85K-$150K+/year.
Heritage Preserve: large single-family homes on 55-foot lots.
Both neighborhoods offer estate-sized Reunion Resort homes for sale without Bear’s Den’s royalty fee or double-gated entry.
Rental Income by Property Type
Revenue at Reunion Resort tracks bedroom count more than neighborhood name.
| Bedrooms | Annual Gross | ADR Range | Occupancy |
|---|---|---|---|
| 2-3 BR | $28,000-$42,000 | $140-$195 | 62-70% |
| 3-4 BR | $38,000-$55,000 | $165-$225 | 65-74% |
| 5-7 BR | $58,000-$85,000 | $225-$340 | 68-76% |
| 8-15 BR | $95,000-$185,000 | $450-$850 | 60-72% |
Occupancy across FunStay-managed properties runs 62-76%. Our top-performing properties hit 77-83%. The spread depends on furnishing quality, listing optimization, and pricing strategy.
Seasonality is sharp: March ADR averages $309, September drops to $249. Plan for 2-3 net-negative months per year (September, early October).
Operating expenses consume 65-80% of gross revenue. Condos sit at the high end (80%) due to HOA-to-revenue ratios. Larger homes sit at the low end (65%).
The Full Cost Stack
Every Reunion Resort home carries four cost layers beyond the mortgage:
5BR HOMESTEAD ($600K)
| HOA | $7,440/yr |
| CDD | $4,200/yr |
| Club (Gold) | $6,000/yr |
| Property Tax | $13,500/yr |
| Insurance | $6,500/yr |
| Total Carry | $37,640/yr |
8BR BEAR’S DEAN ($2M)
| Expense | Annual Cost |
|---|---|
| HOA | $12,000/yr |
| CDD | $5,500/yr |
| Club (Platinum) | $11,100/yr |
| Property Tax | $31,500/yr |
| Insurance | $9,500/yr |
| Total Carry | $69,600/yr |
Club membership is optional but affects rental performance. Non-member homes cannot offer guests access to the water park, golf courses, or fitness center. Guests must book through a Reunion Preferred Partner (Jeeves, Florida Vacation Homes, Magical Vacation Homes, or Top Tier) for amenity access. Self-managed Airbnb listings forfeit this access regardless of membership status.
For a detailed neighborhood-by-neighborhood fee breakdown, see the FunStay Reunion Resort HOA fees guide. For a broader comparison across Orlando communities, see Orlando vacation rental HOA fees.
Is Encore Part of Reunion?
No. Encore Resort at Reunion homes for sale is a separate gated community with a different developer (Encore Capital Management), a separate HOA, and its own amenities.
Reunion Resort
| Golf | 3 championship courses |
| Water Park | 5-acre, lazy river, slides |
| Guest Access | Membership + Preferred Partner required |
| Neighborhoods | 21 |
| Price Range | $160K-$7M+ |
Reunion Resort
| Golf | None on-site |
| Water Park | Private aqua park |
| Guest Access | All guests, any booking channel |
| Neighborhoods | 1 community |
| Avg Sale Price | $737K |
Buyers confuse the two because they share a physical boundary and “Reunion” appears in the Encore name. The investment profiles differ: Encore’s amenity access is simpler (all guests get amenity access regardless of booking channel), but it lacks the golf and club infrastructure that drives Reunion’s luxury segment.
The same developer (Encore Capital Management) built Spectrum+ within Reunion proper, which adds to the confusion. Spectrum+ is a Reunion Resort neighborhood. Encore Resort is not.
The $1 Billion Expansion: What It Means for Existing Owners
Kingwood International Resorts (Reunion’s current owner) won approval in December 2024 for a $1 billion expansion: 1,200-1,800 new residential units across six condo-hotel buildings, a 10-acre Crystal Lagoon, a 400-room hotel, an amphitheater, and a new spa and fitness center.
The upside: more amenities (Crystal Lagoon, enhanced water park, new dining) lift ADR and booking demand.
The downside: 1,200-1,800 new units entering a market that already has 12.8 months of existing inventory. That is real supply-side pressure on occupancy and nightly rates for existing owners.
Timeline: multi-phase buildout. Spa and fitness construction was scheduled to begin in 2026. Crystal Lagoon and condo-hotels face regulatory hurdles (water management and wildlife permits). Full buildout target: 2031. V8
Which Neighborhood Fits Your Investment Thesis?
Quick Match
Osceola County (East Side)
UNDER $400K
Heritage Crossing or Spectrum+ TH
$35K-$75K gross. Lowest capital outlay. Thin cash flow after expenses.
$500K-$800K
Homestead / Patriots Landing / Fairway Ridge
$58K-$85K gross. Best revenue-to-cost ratio for most investors.
$800K-$1.5M
Legends Corner or Masters Landing
$70K-$130K+ gross. Golf groups add $8K-$15K/yr.
$1.5M+
Bear’s Den
$95K-$200K+ gross. Luxury appreciation play. $62K+ annual carry.
Start Here
I sell Reunion Resort homes for sale and manage rentals here through FunStay Homes. Want property-level numbers for a specific listing?
Planning to buy in the next 90 days? I will pull current MLS data, run a revenue projection, and walk you through the fee structure for your specific property type.
Mike Chen | La Rosa Realty Celebration | 321-430-8681
I also handle Reunion Resort property management across the resort.
Frequently Asked Questions
How many neighborhoods are in Reunion Resort?
Reunion Resort has 21 neighborhoods split between Reunion West (8) and Reunion East (13). Property types include condos, townhomes, and single-family homes ranging from 823 sqft studios to 19,000+ sqft estates.
What is the cheapest neighborhood in Reunion Resort?
Heritage Crossing condos start around $230,000 with $650/month HOA. Seven Eagles 1-bedroom condos list from $160,000 (cash only) at $553/month HOA. For townhomes, Spectrum+ starts at $340,000 with the lowest townhome HOA at $436/month.
Is Encore Resort part of Reunion Resort?
No. Encore Resort at Reunion is a separate gated community with its own developer, HOA, and amenities. It shares a boundary with Reunion but operates independently. Encore guests cannot access Reunion’s golf courses or water park.
Do you need a club membership to rent your Reunion home?
Membership is optional. But guests of non-member homes cannot access the water park, golf, or fitness center. Properties must also be managed by a Reunion Preferred Partner for guest amenity access. Non-member homes compete at lower ADR and occupancy.
How do Reunion Resort HOA fees compare across neighborhoods?
Monthly HOA ranges from $436 (Spectrum+ townhome) to $1,130 (Seven Eagles 3BR). Single-family neighborhoods run $571 (Fairway Ridge) to $1,000 (Bear’s Den). CDD assessments of $3,000-$6,000/year apply on top.
EN
ZH