Reunion Resort is a 2,300-acre, guard-gated resort community in Kissimmee, Florida. It has three signature golf courses designed by Jack Nicklaus, Arnold Palmer, and Tom Watson, a 5-acre water park, seven restaurants, and AAA Four Diamond status. It is the only destination in the world with courses by all three legends.
It is also sitting on nearly 13 months of inventory.
I manage over 100 vacation rental units through FunStay Florida, including properties at Reunion. This Reunion Resort market report covers the numbers as they actually are, not as a listing brochure would present them. Whether you are considering selling or evaluating Reunion as an investment, here is what you need to know.
Market Snapshot
172
HOME SOLD (12 MO)
$668K
AVG SOLD PRICE
$214
PRICE PER SQ FT
152
AVG DAYS ON MARKET
Sellers are listing at $706,920 and closing at $667,999, a 94% list-to-sale ratio. With 183 active listings against 172 sales over the past 12 months, Reunion has roughly 12.8 months of supply. By any standard, this is a buyer’s market.
BEX REALTY (MLS AVERAGE)
$668K avg
$214/sqft | 94% list-to-sale | 152 DOM
12-month trailing average, Stellar MLS
REUNION REALTY (MLS MEDIANS)
$570K median
22 sales last 30 days | 120 DOM median
Last 30 days, Stellar MLS (Oct 3, 2026)
The gap between the average ($668K) and the median ($570K) tells you something important: a handful of luxury sales in the $2M-$14.5M range pull the average up. Most transactions happen between $400K and $900K.
Price by Property Type
| Property Type | Typical Range | Notes |
|---|---|---|
| Condos | $230K – $400K | Heritage Crossing, Centre Court Ridge, older units |
| Townhomes | $370K – $700K | Spectrum+, Carriage Pointe, Seven Eagles |
| Single-Family (5-7 BR) | $600K – $1.5M | Homestead, Heritage Preserve, Liberty Bluff |
| Luxury Estates (8+ BR) | $1.5M – $14.5M | Bear’s Den, Eagle Estates, custom builds |
About 60% of Reunion transactions are cash purchases. The property mix is roughly 53% condos, 33% single-family homes, and 12% townhomes.
Year-over-year trend:
MoveWithMomentum reports a -16.2% median price decline YoY across all property types in Reunion. Zillow’s ZHVI for the 34747 zip code shows a more modest -3.0%. The difference comes down to methodology and what is included. The takeaway: prices are softening, particularly in the condo segment.
Want to know what your Reunion property is worth in this market?
I will run the comps and the rental math.
STR Revenue by Property Size
Reunion Resort allows short-term rentals across all neighborhoods with no minimum stay and no rental cap. That is the upside. The downside is that some sections require mandatory on-site management at 28-38% of gross revenue, which changes the net income math significantly.
| Property Type | Annual Revenue | Occupancy | Avg Daily Rate |
|---|---|---|---|
| 2-3 BR Condo | $28K – $42K | 62-70% | $140 – $195 |
| 3-4 BR Townhome | $38K – $55K | 65-74% | $165 – $225 |
| 5-7 BR Villa | $58K – $85K | 68-76% | $225 – $340 |
| 8-15 BR Luxury Estate | $95K – $185K | 60-72% | $450 – $850 |
Peak season nightly rates for 6-9 bedroom homes run $500 to $900. Golf group bookings for larger estates can generate $3,000 to $8,000 per reservation.
FunStay case study:
A 7-bedroom villa at Reunion was doing $62,400/year under resort management (58% occupancy, $295 ADR). After switching to FunStay, it generated $94,800/year (72% occupancy, $361 ADR). That is a 52% revenue increase from better pricing strategy and listing optimization alone. For more on what drives these differences, see our Sunset Walk vs. ChampionsGate vs. Reunion ROI comparison.
Occupancy: What the Data Actually Shows
Occupancy figures for Reunion vary widely by source:
- FunStay Florida managed properties: 62-76% depending on property size
- Top Villas Realty: 75% average
- Awning.com: 77% (small sample size)
- AirROI (34747 zip): 62%, peaking at 76% in March
Professionally managed 5-7 bedroom villas in the $600K-$1.2M range consistently hit 68-76% occupancy. Condos and under-optimized listings drop into the 50s. The difference is almost always management quality, listing presentation, and pricing strategy.
Amenity upgrades also matter. BNBCalc data for the Kissimmee market shows that adding a hot tub increases revenue by 20%, a barbecue setup by 25%, and an EV charger by 17%.
183 active listings in Reunion. Buyers have options. Your listing needs to stand out with documented revenue data.
True Cost of Ownership
This is where Reunion gets complicated. Most listing pages show the HOA fee and stop there. Here is the full cost stack.
HOA Fees by Neighborhood
| Neighborhood | Monthly HOA | Type |
|---|---|---|
| Spectrum+ Townhomes | $436 | Townhome |
| Carriage Pointe | $465 | Townhome |
| The Terraces | $484 | Condo |
| Fairway Ridge | $571 | Single-Family |
| Patriots Landing | $606 | Single-Family |
| Heritage Crossing | $650 | Condo/TH |
| Eagle Estates | $680 | Single-Family |
| Whitemarsh Cove | ~$750 | Luxury SF |
| Spectrum+ Condos | $813 – $930 | Condo |
| Bear’s Den | $1,000 | Luxury Enclave |
| Reunion Grande | $1,303 – $1,843 | Hotel-Condo |
HOA fees include 24-hour gated security, cable, internet, trash, grounds maintenance, pest control, and amenity access. For a detailed explanation of how these fees work across Orlando resort communities, see our CDD and HOA fee guide.
The Full Annual Cost Stack
| Cost Item | Annual Amount | Notes |
|---|---|---|
| HOA Fees | $5,232 – $12,000 | $436-$1,000/mo depending on neighborhood |
| CDD Assessment | ~$2,800 | Varies $500-$2,500 by lot; on property tax bill |
| Club Initiation | $15,000 (one-time) | Required for resort amenity access |
| Club Dues | $5,040 – $7,920 | $420-$660/month |
| Property Tax | ~$13,128 | Non-homestead, Osceola County |
| Insurance + Utilities | ~$7,700 | Includes pool heat ($300-$600/mo for large homes) |
| Management Fees | 20-38% of gross | Some sections mandate on-site at 28-38% |
| Rental Taxes | 12-13.5% of gross | 6% sales tax + 6% tourist development tax |
Example: 6BR villa, $750K purchase, $75K gross revenue.
HOA $7,440 ($620/mo) + CDD $2,800 + club dues $6,000 ($500/mo) + property tax $13,128 + insurance/utilities $7,700 + management at 25% ($18,750) + rental taxes at 12% ($9,000) = roughly $64,818 in annual costs. Net before debt service: approximately $10,182. That is a 1.4% net yield on a $750K property. The math works at higher revenue levels or lower purchase prices, but you need to run it before you buy.
I will build you a real P&L based on your specific property, neighborhood, and management structure.
The $1 Billion Expansion
In December 2024, Osceola County approved a zoning update for Kingwood International Resorts (the current resort owner since 2019) to build:
- 1,800 new mixed-use units across six condo-hotel buildings (5-10 stories)
- A new 400-room hotel with convention/meeting facilities
- A 10-acre Crystal Lagoon swimming lagoon
- An amphitheater for nightly events and concerts
- Expanded water park with wave pool and additional slides (construction underway)
- 6,000 sqft spa and fitness center (approved, pending construction)
- Golfzon Leadbetter world headquarters opening at Reunion
This is being built in five phases on 31.5 acres north of Reunion Grande. The current driving range and part of the golf course area will be repurposed.
What this means for current owners:
The amenity upgrades (lagoon, expanded water park, amphitheater) should increase nightly rates and guest appeal. The 1,800 new competing units will add supply to an already saturated market. If you are planning to sell within the next 3-5 years, the window before that new inventory hits the rental market is worth considering. If you are holding long-term, the improved amenities and brand elevation are a net positive.
Kingwood has already started construction on Whitemarsh Cove, a new enclave of 22 multi-million dollar vacation homes, funded by a $12.5 million loan for Phase 1.
Sub-Communities Worth Knowing
Reunion has 28+ sub-communities. Here are the ones that come up most in investor conversations:
| Neighborhood | Type | Price Range | Key Detail |
|---|---|---|---|
| Bear’s Den | Luxury SF | $1.2M+ | Only private gate within Reunion; Jack Nicklaus partnership; 5,000+ sqft |
| Eagle Trace | Luxury SF | $800K+ | 60-home exclusive enclave along Nicklaus course |
| Heritage Preserve | Single-Family | $600K – $1M | Established neighborhood; strong STR track record |
| Homestead | Single-Family | $550K – $900K | Popular with 5-7BR investor purchases |
| Spectrum+ | TH/Condo | $370K – $490K | Newest community (2020-2023); 296 units; lowest HOA at $436/mo |
| Heritage Crossing | Condo/TH | $230K – $400K | Built 2005; most affordable entry point; $650/mo HOA |
| Reunion Grande | Hotel-Condo | $300K – $600K | Main resort building; highest HOA ($1,303-$1,843); rooftop dining |
| Whitemarsh Cove | Luxury SF | $2M+ | NEW: 22-home enclave under construction |
Encore Resort at Reunion
sits adjacent to Reunion but is a separate gated community with its own HOA and amenities. It has 47 active listings, 60 homes sold in 12 months at $737K average, and its own management structure. Do not confuse Encore with Reunion proper. They are different products with different cost structures.
Notable Sales
- $12.5M (Feb 2026): 12BR/12BA, 14,147 sqft at 1292 Grand Traverse Pkwy. Private bowling alley and indoor basketball court.
- $11.7M (Feb 2022): Villa Isole, 23,000+ sqft. This property grossed $1.7M in rental income in 2021.
- $6.5M (Apr 2023): 9BR on Muirfield Loop.
The ultra-luxury segment ($5M+) exists at Reunion but is a different market entirely from the $500K-$1.2M investor segment where most transactions happen.
Amenities That Affect Your Listing
Reunion’s amenity package is its competitive advantage over standalone Kissimmee vacation homes. Nightly rates at Reunion command a 25-45% premium over standard vacation homes in the area. Here is what guests are paying for:
- Three championship golf courses by Nicklaus, Palmer, and Watson (54 holes total). No other resort in the world has this combination. Golfzon Leadbetter is opening its new world headquarters here.
- 5-acre water park with lazy river, water slides, zero-entry pool, and cabanas. Expansion underway: wave pool, additional slides, more dining options.
- Seven on-site restaurants including 7593 Chophouse (upscale steakhouse) and Eleven (rooftop with theme park firework views).
- 11 pools spread across the resort.
- Fitness, tennis, pickleball, bocce, and disc golf.
- 24-hour gated security with resort shuttle service.
These amenities are direct selling points in your listing description. Guests booking at Reunion expect a resort experience, and that expectation is reflected in ADR. For a detailed side-by-side with the other major resort community nearby, see our ChampionsGate vs. Reunion Resort comparison.
What This Means If You Are Selling
This Reunion Resort market report shows a straightforward buyer’s market. Roughly 13 months of inventory. Sellers are averaging 94% of their asking price. Properties sit for 120-152 days.
Three things move the needle:
- Documented rental income. 95% of Reunion buyers are investors. They are evaluating your property as a business. A clean P&L with 12-24 months of revenue history, occupancy data, and guest ratings is worth more than staging. If you are considering this move, our guide on selling your Orlando STR in 2026 covers the decision framework.
- Correct pricing from day one. In a market with this much inventory, overpricing by even 5% means 60+ extra days on market and a lower final sale price. Price reductions signal desperation to informed buyers.
- Neighborhood-specific positioning. A Bear’s Den estate and a Heritage Crossing condo attract completely different buyer profiles. Your listing strategy, marketing channels, and buyer outreach should reflect that.
Why Reunion Sellers Work With Mike Chen
I am not just a listing agent. I manage over 100 vacation rental units through FunStay Florida, including properties in the Reunion area. I know the nightly rates, the seasonal patterns, the management costs, and the difference between a listing that sells and one that sits for 5 months.
147+
Sales and listings
100+
Managed STR units
77-83%
Portfolio occupancy rate
4.81☆
Airbnb rating (2,600+ reviews)
When I list your Reunion home, every buyer inquiry gets answered by someone who can show exactly what the property’s monthly income looks like, explain the HOA and CDD structure for that specific neighborhood, and demonstrate the revenue upside with real data. That is the difference between attracting qualified investor-buyers and waiting 5 months for an offer.
Ready to Sell Your Reunion Home?
I will give you an honest valuation based on real market data and your property’s rental performance. No obligation, no pressure. Just numbers.
Mike Chen | Orlando STR Realtor and Investor
Phone: (321) 430-8681
Email: [email protected]
Frequently Asked Questions
What is the average home price at Reunion Resort in 2026?
The average selling price at Reunion Resort is $667,999 as of Q4 2026, based on 172 closed sales over 12 months (BEX Realty, Stellar MLS). The median sold price is $570,000 (Reunion Realty, last 30 days). Prices range from $230,000 for condos to $14.5 million for luxury estates. The average price per square foot is $214.
How much rental revenue does a Reunion Resort home generate?
Revenue varies by property size. 2-3 bedroom condos earn $28,000-$42,000 per year. 3-4 bedroom townhomes earn $38,000-$55,000. 5-7 bedroom villas earn $58,000-$85,000. 8-15 bedroom luxury estates earn $95,000-$185,000. Revenue depends on management quality, listing optimization, and seasonal pricing strategy. Peak season nightly rates for larger homes run $500-$900.
What are the HOA and CDD fees at Reunion Resort?
HOA fees range from $436/month (Spectrum+ townhomes) to $1,843/month (Reunion Grande hotel-condos). Most single-family neighborhoods fall between $571-$680/month. CDD assessments average roughly $2,800/year but vary by lot. Reunion also has a club initiation fee of $15,000 and monthly club dues of $420-$660. HOA fees include 24-hour security, cable, internet, trash, and grounds maintenance.
Can all Reunion Resort homes be used as short-term rentals?
Yes. Reunion Resort is zoned for short-term rentals with no minimum stay and no rental cap across all neighborhoods within Reunion proper. Owners must obtain proper Osceola County licenses and comply with HOA guidelines (guests must be 25+, quiet hours 11 PM-7 AM, no large events). Note that Encore Resort at Reunion is a separate community with its own rental rules.
What is the $1 billion Reunion Resort expansion?
Kingwood International Resorts received zoning approval in December 2024 for a five-phase expansion on 31.5 acres. Plans include 1,800 new mixed-use units, a 400-room hotel, a 10-acre Crystal Lagoon, an amphitheater, and expanded water park facilities. The water park expansion and Whitemarsh Cove luxury homes are already under construction. Full buildout is targeted for 2031.
Why should I list my Reunion home with Mike Chen?
Mike Chen is a licensed realtor who also manages 100+ vacation rental units through FunStay Florida. He prices Reunion listings using both MLS comparable sales and actual rental income data, markets to qualified STR investor-buyers, and demonstrates your home’s revenue potential with real operational metrics. With 95% of Reunion buyers being investors, your listing needs to speak their language.
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