Orlando’s vacation rental market remains a global hotspot in 2026, but let’s be honest: the “build it and they will come” days are over. Today’s savvy investor evaluates properties with a fine-tooth comb, prioritizing specific metrics over general hype. Key performance indicators like occupancy rates, average daily rates (ADR), and net operating income are paramount, but so are the practical realities of HOA fees and local regulations.
This 2026 update cuts through the noise to compare the region’s top short-term rental (STR) resort communities, including Windsor Hills, Encore Resort at Reunion, Storey Lake, and Solterra. We will examine investor sentiment, profitability drivers, and the regulatory landscape to help you decide where to put your money.
Key Criteria for Evaluating Orlando STR Investments
Before we dive into the specific communities, it is critical to understand the lens through which experienced investors are viewing the market in 2026. It’s not just about the price tag. It’s about the performance.
Occupancy Rates
High occupancy drives profitability. In the prime Orlando-Disney corridor, average annual occupancy for successful properties ranges roughly 63–75%, with top-tier resort communities achieving 72–85% booked nights. By contrast, generic STRs across the broader Orlando area yield lower averages (around 50–65%), proving that community choice matters immensely. Seasonality remains a factor. Peak holiday periods see near-full occupancy, while off-peak months require aggressive marketing and dynamic pricing adjustments.
Average Daily Rate (ADR)
Nightly rates vary widely based on property size, interior quality, and proximity to Disney. While the overall Orlando ADR sits around $113/night when averaging all STRs, resort homes near the parks command far higher premiums. In prime communities, 5–8 bedroom pool villas often fetch $200–$400+ per night, especially during peak seasons. Investors must analyze ADR in tandem with occupancy. It’s a balancing act between competitive pricing and maximizing revenue per available room (RevPAR).
Gross Income & ROI
Combining occupancy and ADR gives you gross rental income. Well-managed vacation homes in top resorts commonly gross $50,000–$100,000+ per year, with larger luxury estate homes exceeding six figures. Importantly, net operating income is typically 60–70% of gross after management and booking fees.
However, you must budget for carrying costs: management fees, maintenance, insurance, taxes, and HOA dues often total 30–40% of revenue. Savvy investors run these numbers conservatively to calculate true ROI. Many Orlando STRs also see 3–5% annual appreciation in property value, adding a long-term wealth-building component beyond immediate cash flow.
HOA Fees and Operational Costs
Almost all vacation rental communities have homeowner association (HOA) fees to fund resort amenities and security. These can range from a few hundred dollars to over $500 per month.
- Storey Lake: ~$400–$550/month
- Solterra / Windsor at Westside: ~$400/month
- Windsor Hills: ~$300/month (for single-family homes)
Some newer communities also levy Community Development District (CDD) fees via property taxes to pay for infrastructure. High HOA dues aren’t necessarily a deal-breaker if they fund spectacular amenities like lazy rivers that boost your occupancy and ADR, but you must ensure the rental premiums offset these carrying costs.
Local Ordinances & Zoning
Regulation can make or break a vacation rental investment.
- City of Orlando: Strict rules generally ban short-term rentals in residential zones unless owner-occupied.
- Osceola County (Kissimmee/Reunion): Notably friendly to short-term rentals, with many areas purpose-built for tourism.
- Polk County (Davenport): Generally permits STRs in resort communities.
Most investors focus on STR-approved zones in Kissimmee, Davenport, and unincorporated county land. All the popular resort communities compared below are in jurisdictions that permit short-term rentals by right. Always verify that any specific home is in a legally compliant zone and obtain any required licenses.
Community Comparisons: Top Orlando Vacation Rental Resorts
No two communities are exactly alike. Each has a unique “personality,” location, and performance profile. The table below summarizes several of the most popular vacation rental communities near Disney World as of 2025.
| Community | Distance to Disney | Avg. Occupancy | Est. Annual Income (5-6 BR) | HOA Dues (Approx.) |
| Windsor Hills Resort | ~2 miles | 65–75% | $50k–$70k | ~$300/mo |
| Storey Lake Resort | ~5 miles | 77–83% | $65k–$90k | ~$450/mo |
| Encore Resort | ~6 miles | 70–80% (Luxury) | $60k–$100k+ (Larger villas) | ~$450/mo + Club fees |
| Solterra Resort | ~10 miles | 65–75% | $50k–$100k | ~$350/mo + CDD |
| ChampionsGate | ~12 miles | 68–85% | $80k–$120k (7-9 BR) | ~$400/mo + CDD |
Note: Data estimates based on management reports and investor analyses. Income varies significantly by management quality and interior design.
Windsor Hills Resort – “The Reliable Veteran”
Overview: Windsor Hills is a household name among investors, known for its unbeatable proximity just 2 miles from Disney’s entrance. Established in the mid-2000s, it has a track record of steady performance.
- Investor Sentiment: Often dubbed the “dependable workhorse.” It may not be the newest, but it delivers solid bookings due to its location.
- Profitability: Entry prices are lower than newer resorts ($480k range for 5-bed), offering better cap rate potential if you budget for renovations.
- Guest Appeal: Family-friendly basics done right: lagoon pool, slides, and parks. Guests love the “homey feel” and 5-minute drive to the parks.
Storey Lake Resort – “The Modern Occupancy King”
Overview: Located centrally in Kissimmee, Storey Lake is known for exceptional occupancy rates (upper 70s to low 80s%). It features modern homes and townhomes with high-end finishes.
- Profitability: A 5-6 bedroom home here can gross $65k–$90k/year. The amenities (lazy river, kayak rentals, tiki bar) act as a magnet for guests visiting Universal and SeaWorld, not just Disney.
- Investor Sentiment: Investors love the turn-key nature of newer homes (less maintenance) and the consistent demand. However, purchase prices are higher ($600k+ for 5-bed pool homes).
- Guest Appeal: It feels like a mini-theme park. Guests build in “resort days” to enjoy the on-site water park, justifying the premium rates.
Encore Resort at Reunion – “Luxury and Large Groups Specialist”
Overview: Tailored to the luxury segment, Encore features massive homes (up to 13 bedrooms) and a full suite of resort services like a concierge and shuttle.
- Profitability: High-stakes, high-reward. Well-booked 8-10 bedroom villas can gross six figures. Daily rates can hit $500–$1,200/night in peak seasons.
- Investor Sentiment: Requires a “boutique hotel” mindset. Expenses are high (HOA + Club fees), but the revenue potential for large groups (sports teams, reunions) is unmatched.
- Guest Appeal: Guests get the privacy of a home with hotel-level amenities, including a thrilling water park.
Solterra Resort – “Versatile Newer Resort”
Overview: A balanced option in Davenport, Solterra offers a mix of large homes and townhomes in a gated setting with a water slide and lazy river.
- Profitability: A “solid option” that hits the sweet spot between cost and performance. Lower purchase prices than Kissimmee resorts can mean excellent percentage returns.
- Investor Sentiment: Seen as reliable and family-friendly. It’s slightly further from Disney (~15-20 mins), but the value proposition allows owners to compete on price while offering luxury amenities.
- Guest Appeal: Spacious modern homes and fun pool areas attract extended family trips.
Market Trends and Regulations Affecting STRs (2025–2026)
Tourism Surge and Outlook
Orlando’s tourism engine is roaring. In 2025, Florida welcomed record visitor numbers, over 90% of whom were domestic travelers. This resilience buffers the market against international travel fluctuations. With Universal’s Epic Universe theme park opening, demand is projected to surge further in 2026, expanding the “pie” for everyone.
Pandemic Aftermath: Supply vs. Demand
The market experienced a “reset” in 2023, where supply briefly outpaced demand, correcting revenue from the 2022 highs. By mid-2025, occupancy and ADR were back on the rise. The lesson? Quality wins. The “easy money” days are gone; only well-managed, differentiated properties will thrive in a mature market.
Evolving Traveler Preferences
Post-pandemic travelers are more discerning. They expect hotel-level cleanliness, quick responses, and “Instagrammable” features like themed kids’ rooms or game garages. To compete with the thousands of new hotel rooms coming online, STR owners must market unique experiences, privacy, space, and home comforts that hotels simply cannot match.
How Experienced Investors Evaluate Orlando Vacation Rental Communities
Evaluating Orlando vacation rental communities is a complex puzzle involving location, math, and market timing. You are not just buying real estate; you are buying a business in one of the most competitive hospitality markets in the world.
- Define Your Goal: Are you looking for maximum cash flow (Storey Lake), a luxury asset (Encore), or a value play (Solterra)?
- Crunch the Numbers: Do not rely on gross revenue. Calculate net income after HOA, taxes, and management fees.
- Check the Zoning: Ensure the specific lot you are buying is permitted for short-term rentals.
The opportunity in Orlando is massive, but it favors the prepared. By focusing on the right metrics and choosing the right community, you can build a thriving vacation rental business that generates wealth for years to come.
Ready to find the perfect property that fits your investment goals? Schedule a call with Mike Chen today. As both a Realtor and an active investor with multiple properties near Disney, Mike can help you navigate the data and find the hidden gems in the market.
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