Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.

The financing difference alone changes the math. Condotel loans carry higher rates and stricter terms than standard residential mortgages. I have seen buyers get approved for the condo purchase and then be unable to close on a condotel at the same price point.

The Numbers Side by Side

Data from MLS, TD Florida, BEX Realty, Realty in Orlando, and public Orange County records as of September 2026. Vista Cay HOA estimates based on public listings for Harbor Square (~$330/mo avg) and Isles at Cay Commons (~$500/mo); verify with Optimum Community Management.

Location Breakdown

Vista Cay: Epic Universe + Convention Center

Vista Cay is the only condo community within walking distance of Epic Universe, which opened May 22, 2025 ($7B investment). Early results: $2B first-year economic impact to Florida, 14 consecutive months of record Orange County tourist development tax collections, and a 12% STR demand increase in May 2025. Comcast reported 24% year-over-year theme park revenue growth in Q1 2026. Vista Cay listings now brand as "Vista Cay at Epic Universe" on platforms.

Vista Cay also sits adjacent to the Orange County Convention Center, adding midweek business traveler demand on top of weekend theme park guests.

Blue Heron: Disney Proximity

Blue Heron is the closest condo to Walt Disney World at roughly one mile from the gates. The lakefront setting on Lake Bryan with Disney skyline views from upper floors photographs well on listing platforms. The trade-off: it is the farthest of the three from Epic Universe (10-12 miles).

Floridays: I-Drive Position

Floridays sits on International Drive with I-Ride trolley access, about three miles from Disney and six from Epic Universe. It holds Walt Disney World "Good Neighbor Hotel" designation.

What Guests Actually Experience

The Cash Flow Reality

Vista Cay

Highest entry price, but standard financing at lower rates. HOA ranges from ~$330/month (Harbor Square) to ~$500/month (Isles at Cay Commons). No CDD fees. Management commissions from 15-25% of gross, with 40+ companies competing, which keeps fees competitive.

Blue Heron

Mid-range on price, but HOA runs $628 to $1,087/month depending on unit type. Combined with condotel financing, the monthly carrying cost is heavier than the purchase price suggests. ZIP 32821 is showing -1.8% year-over-year price decline and 7.4 months of inventory. Both towers were built 2004-2007; as the buildings age, Florida's post-Surfside structural inspection requirements may trigger special assessments.

Floridays

Lowest entry price, but look at the full picture. The $822/month HOA ($9,864/year) represents 5.6% of the purchase price annually. The reported in-house management commission is approximately 40% of gross revenue. On the BNBCalc estimate of ~$43K annual revenue, that is roughly $17K to management before mortgage, insurance, taxes, or HOA.

Resale: sold prices declined from ~$225K (2022) to $150K-$168K (2026), a 25-33% drop in four years. Currently, 55 of 432 units (12.7%) are listed for sale. Average days on market: 238.

Which One Is Right for You?

All three sit in Orange County's STR-zoned vacation-home district. The real differentiators: legal structure (condo vs. condotel), financing, and management flexibility.

Three I-Drive corridor condos come up in almost every investor call I take: Vista Cay Resort, Blue Heron Beach Resort, and Floridays Resort Orlando. All three sit in Orange County's STR-zoned vacation-home district. All three sell individually owned units on MLS.

But they are not the same product. One is a condo. Two are condotels. That legal distinction changes your financing, your management options, and your exit strategy. Through FunStay Florida and my real estate practice, I have worked with all three. Here is what the data says.

Note: My Storey Lake, Reunion, and Champions Gate comparisons cover townhome and pool-home communities. Those are a different product category and zoning district. Vista Cay, Blue Heron, and Floridays are all condo-style units on the I-Drive corridor, which makes this a direct comparison.

Condo vs. Condotel: The Difference That Changes Everything

Before we get to price or location, you need to understand the structural difference between these properties. It affects every other number in this post.