10 STRs Personally Owned | ~100 Properties Managed | La Rosa Realty Celebration | ★★★★★ Superhost
Reunion is 2,300 acres of luxury, three signature golf courses, and a buyer’s market with 936 active listings. Selling a vacation home here takes more than a lockbox and a prayer. It taAnd here is the advantage that matters most to every relocation buyer, every family with kids starting school, every 55+ buyer with a move-in deadline: your home is available in 30 days, not 8 to 14 months. Builders cannot offer that. Period.kes an agent who manages rentals inside the resort.
KEY TAKEAWAYS
The Reunion Resort median sale price is $544,000 with a median 58 days on market. The resort currently has 22.5 months of inventory, making it a buyer’s market with 936 active listings competing for attention.
Reunion Resort allows short-term rentals with no minimum stay requirement and no rental cap. Turnkey vacation rentals with documented income sell at 15 to 25 percent premiums over comparable unfurnished homes. The majority of Reunion Resort sales are made to visiting resort guests, which means targeted marketing channels matter more than MLS exposure alone.
Reunion Resort Is Not a Subdivision. It Is a Luxury Resort Economy.
Most agents walk into Reunion and see a gated community with nice homes. I see a 2,300-acre luxury resort with 20 distinct neighborhoods, three golf courses designed by Nicklaus, Palmer, and Watson, a five-acre water park, seven restaurants, and a property inventory that ranges from $300,000 condos to $9 million estates.
That range is exactly why generic pricing fails here. A Heritage Crossing condo overlooking the Palmer course and a Bear’s Den estate on the Nicklaus 18th hole exist in the same resort but live in completely different markets. Your agent needs to know which market your property belongs to.
I manage vacation rentals inside Reunion through FunStay Florida. I know the occupancy patterns, the seasonal rate swings, and which sub-communities outperform. That operational knowledge becomes your pricing leverage when a buyer asks, “What will this property actually earn?”
936 Listings. 22.5 Months of Inventory. Here Is How I Win Anyway.
Reunion Resort is firmly in a buyer’s market. With 22.5 months of inventory and only 41.7 sales per month, your listing competes against 935 other Reunion properties for buyer attention. The average property sells at 96.5% of asking price after 58 days.
If you are evaluating whether to sell your Orlando vacation rental right now, the answer at Reunion comes down to your sub-community and rental performance. Here is how I change the math.
I do not compete on the MLS alone. The majority of Reunion sales go to visiting guests. Your ideal buyer is playing golf on the Watson course, eating dinner at Forte, or lounging at the water park right now. I market directly to that audience through STR investor networks, FunStay’s guest database, and vacation rental forums where buyers search for income-producing properties.
I price on income, not just comps. A vacation rental generating strong annual revenue with documented bookings is worth more than a vacant property with the same floor plan. I build a complete income package for buyers: 12 months of booking data, occupancy rates, average daily rate, net revenue after expenses, and projected returns. That data is what separates a 96.5% sale from a full-price offer. This income-first approach is what sets selling at Reunion apart from tighter markets like Windsor Hills or Storey Lake, where inventory and buyer profiles look completely different.
Reunion Resort Market Data
$544K
Median Sale Price
Stellar MLS, Q3 2026
58
Median Days on Market
Reunion Resort homes
96.5%
Sold-to-List Ratio
Sellers getting near asking
22.5 mo
Months of Inventory
Buyer’s market conditions
$235
Median Price Per Sq Ft
Reunion Resort 2026
936
Active Listings
Current competition level
Sources: Stellar MLS via MaxLife Realty (Q3 2026) · FL Dept. of Revenue Public Records · AirDNA MarketMinder
7 Things Your Agent Must Understand About Reunion Resort
1. Sub-communities are not interchangeable.
Bear’s Den is a privately gated Nicklaus enclave with homes starting above $1 million. Spectrum+ is a 296-unit modern condo development near the water park starting from the $490,000s. Heritage Crossing condos overlook the Palmer course in the $300,000s. Pricing across sub-communities as if they are one market leaves money on the table.
2. No rental restrictions.
Reunion Resort allows short-term rentals with no minimum stay and no rental cap. Located in Osceola County, one of the few Central Florida areas permitting STRs. Your agent should market this as a primary selling feature.
3. Golf membership transfers matter.
Reunion features three signature courses by Nicklaus, Palmer, and Watson. Membership structures affect buyer decisions. Your agent must know which memberships transfer with the sale and which require new enrollment.
4. Resort fees affect net income.
Reunion charges resort access fees that impact your property’s net rental revenue. A buyer calculating ROI factors these in. Your agent needs exact numbers, not estimates.
5. Most buyers are visiting guests.
Reunion buyers overwhelmingly discover properties while vacationing at the resort. Your agent needs a marketing strategy that reaches people already inside Reunion, not just passive MLS browsers.
6. The water park drives bookings.
The five-acre water park with a 1,000-foot lazy river, three slides, and poolside dining is the booking engine for Reunion vacation rentals. Proximity to these amenities directly affects rental revenue and resale value.
7. Kingwood International manages the resort.
Since February 2019, Kingwood International Resorts has managed Reunion. They have planned expansions including additional accommodations and water park upgrades. Your agent should understand how resort-level investment decisions affect property values.
Thinking About Selling at Reunion?
I will send you a free, income-adjusted property valuation based on your sub-community, rental history, and current market conditions.
Red Flags When Hiring an Agent to Sell at Reunion
❗ They price your home using only MLS comps without reviewing rental income data
❗They cannot name the differences between Bear’s Den, Spectrum+, Eagle Trace, and Heritage Crossing
❗They suggest removing furnishings before listing a vacation rental
❗ They have never sold a property zoned for short-term rental
❗They do not know Reunion’s resort fee structure or golf membership transfer process
❗They plan to market only on the MLS without targeting STR investors and visiting guests
My 4-Step Process for Selling at Reunion Resort
- Income-First Valuation
I pull 12 months of rental performance data: occupancy, ADR, revenue, and guest reviews. I compare your property against similar homes in the same sub-community, not the resort overall. A five-bedroom in Bear’s Den and a five-bedroom in the Grande Homes section have different earning potential and different buyer pools.
2. Investor-Ready Listing Package
I build a complete investor package: income documentation, pro forma projections, expense breakdown, cap rate analysis, and property condition report. This package converts browsers into buyers because it answers every financial question before they ask.
3. Multi-Channel Marketing
MLS is table stakes. I market to FunStay’s investor network, STR buyer groups, international investor channels, and the resort’s own guest community. In a buyer’s market with 936 competing listings, distribution wins.
4. Transaction Management
Vacation rental sales involve nuances that residential transactions do not: existing bookings, furniture inventory, guest communication handoff, management contract transitions, and DBPR license transfers. I handle all of it because I have done it with my own properties.
THE FUNSTAY ADVANTAGE
Built-in buyer pipeline. FunStay manages vacation rentals at Reunion Resort for investors who are always evaluating new acquisitions. When I list a Reunion property, my existing investor network sees it before the general market.
Verified income data. I do not estimate rental income. I pull actual performance data from properties I manage in the same community. When a buyer questions your revenue projections, I show them real numbers from comparable units.
Operational credibility. I personally own 10 vacation rentals and manage approximately 100 through FunStay. That is not a sales pitch. It is a business track record that buyers trust.
Selling at Reunion? Consider a 1031 Exchange.
If you are selling a vacation home or investment property at Reunion Resort, a 1031 exchange can defer federal capital gains tax, depreciation recapture (up to 25%), and the 3.8% Net Investment Income Tax by reinvesting proceeds into another qualifying property. You have 45 days to identify replacement properties and 180 days to close.
I work with qualified intermediaries and can help you evaluate replacement options across Orlando’s resort communities. Whether you sell now or hold for another season, I can walk you through the numbers for your specific property.
Ready to Sell at Reunion Resort?
I am Mike Chen, Realtor at La Rosa Realty Celebration and co-founder of FunStay Florida. I personally own 10 vacation rentals and manage approximately 100 across Orlando’s top resort communities. I do not just list homes at Reunion Resort. I operate inside the resort, know the income data, and market to the buyers who are already there.
Frequently Asked Questions About Selling at Reunion Resort
How much is my Reunion Resort home worth?
The Reunion Resort median sale price is $544,000 (Stellar MLS, Q3 2026). Values vary dramatically by sub-community. Bear’s Den estates exceed $1 million. Spectrum+ units start from the $490,000s. Heritage Crossing and older condos range from $300,000 to $400,000. An income-adjusted valuation that accounts for your specific location and rental history gives the most accurate number.
How long does it take to sell a home at Reunion Resort?
The median days on market at Reunion Resort is 58 days. With 22.5 months of inventory, Reunion is a buyer’s market. Homes priced correctly with documented income data sell faster than the median.
Does Reunion Resort allow short-term rentals?
Yes. Reunion Resort allows short-term rentals with no minimum stay requirement and no rental cap. Located in Osceola County, one of the few areas in Central Florida that permits vacation rentals. Approximately 80% of Reunion villas operate as short-term rentals.
Should I sell my Reunion Resort vacation rental furnished?
Almost always yes. Turnkey vacation rentals with documented income sell at 15 to 25 percent premiums over comparable unfurnished homes. Removing furnishings converts your property from an income-producing asset to a generic house competing against 936 other listings.
What are the HOA fees at Reunion Resort?
HOA fees vary by sub-community. Bear’s Den, Spectrum+, Eagle Trace, Heritage Crossing, and The Villas each have their own fee structures covering resort amenities, maintenance, and community services. I provide exact fee breakdowns during your property valuation so you can accurately calculate net proceeds.
Can I do a 1031 exchange when selling at Reunion Resort?
Yes, if your property qualifies as an investment property. A 1031 exchange defers federal capital gains tax, depreciation recapture at up to 25%, and potentially the 3.8% Net Investment Income Tax. You must identify a replacement property within 45 days and close within 180 days. I work with qualified intermediaries and help evaluate replacement options.
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