Thinking about buying a vacation home in Reunion? It can be an exciting move, especially if you want a property near Orlando’s major attractions with resort-style amenities and short-term rental potential. But Reunion ownership is not quite the same as owning in a typical neighborhood, and knowing what to expect up front can help you make a smarter decision. Here’s a practical look at how owning a Reunion vacation home really works, from fees and rules to daily ownership and rental planning. Let’s dive in.
Reunion ownership feels different
Reunion is designed more like a destination resort than a standard subdivision. Official resort materials describe it as a roughly 2,300-acre community in Osceola County with three signature golf courses, a water park, restaurants, shuttle service, tennis and pickleball, mini golf, and other on-site amenities. It is also located about 6 to 7 miles from Walt Disney World and about 30 miles from Orlando International Airport.
That setup shapes the ownership experience in a big way. If you plan to use the home seasonally, rent it out, or do both, your property may function more like a hospitality asset than a traditional second home. In Reunion, the details of ownership can vary depending on the village, property type, and the specific rules tied to that address.
Expect layered costs
One of the biggest surprises for buyers is that Reunion can come with multiple layers of fees and assessments. This is normal for the area, but it is important to understand before you close.
Reunion is divided into Reunion East and Reunion West for Community Development District purposes. These CDDs handle infrastructure and services such as roads, landscaping and irrigation, stormwater systems, recreational facilities, streetlights, and gatehouses. Some community assets and amenities are maintained jointly.
CDD assessments appear on your Osceola County property tax bill as non-ad valorem charges. According to the CDD information, these assessments can include an annual operations and maintenance portion that may change with the budget, along with a debt-service or capital portion tied to bonds.
You should also plan around Osceola County’s tax calendar. Real estate tax statements are normally mailed on or before November 1, the gross amount is due by March 31, and taxes become delinquent on April 1. Early payment discounts are 4% in November, 3% in December, 2% in January, and 1% in February.
Reunion West dues example
For buyers considering a Reunion West POA home, current 2026 monthly dues are listed at $857, or $697 if the owner opts out of POA pool service. There are also separate Encore clubhouse dues of $118.52 or $137.20, depending on whether the home is in the preferred rental program.
These dues are due on the 1st of the month and late after the 15th. Reunion West also notes a one-time working-fund contribution of about two months of assessment, which means your closing costs may include an extra association charge in addition to prorated dues and estoppel-related items.
What dues may cover
In Reunion West, monthly charges currently include:
- Exterior landscape maintenance
- Landscape irrigated water
- 7 cable boxes
- 1 Gig fiber internet
- Home telephone service with local calling through 2025, but not 2026 and beyond
- Pest control
- Daily trash valet
- Bulk trash removal
- Security patrols and gated access
- Weekly pool cleaning and chemical checks
Across Reunion, fee ranges can vary widely depending on the neighborhood and property type. A 2025 Reunion-wide HOA summary posted by a local Reunion specialist site showed built-home dues ranging from $449 to $1,000 per month and condo dues from about $568 to $1,842 per month, with some communities billed quarterly. That range is a good reminder that buyers should verify the exact cost structure for the specific property they are considering.
Maintenance is lighter, not hands-off
A Reunion vacation home can be easier to manage than a home in a conventional neighborhood, but it is not maintenance-free. The association structure helps reduce some routine tasks, especially exterior and common-area upkeep.
In Reunion West, the POA covers many exterior service items. Reunion Resort’s official property management information also says the on-site operator provides 24/7 support, pre-stay and post-stay inspections, housekeeping coordination, and preventative maintenance for managed homes.
That can be a major benefit if you live out of state or want a smoother ownership experience. Still, you are responsible for the parts of the home that are not covered, including interior systems, appliances, furnishings, and any services you choose not to include.
Rules matter as much as amenities
Many buyers focus first on the resort features, but the governing documents are just as important. In Reunion, your day-to-day ownership experience can be shaped heavily by rental rules, parking restrictions, and amenity access policies.
For example, Reunion West’s CC&Rs state that only an entire home may be rented, and room rentals are prohibited. Short-term rentals may run from a single day up to 179 consecutive days, while long-term leases over 179 days are limited to once every 365 days and require notice and approval.
Parking rules also matter. Reunion West restricts street parking to no more than 24 hours and does not allow storage of commercial vehicles, trailers, or boats except in a garage.
These kinds of rules are not unusual in a resort setting, but they can affect how you plan guest stays, owner use, and property operations. Before you buy, it is worth confirming that the property’s rules match your goals.
Amenity access is not automatic
This is another area where buyers should look closely. Not every property offers the same practical access to Reunion’s resort amenities.
According to Reunion Resort’s FAQ, guests who book directly through Reunion or approved preferred partners get full amenity access only if the home itself has amenity access. If a unit does not have amenity access, passes to the water park cannot be purchased.
For eligible water park guests, wristbands are required. That means your ownership and guest experience may vary based on the home, the booking channel, and whether the property is set up for resort access.
For vacation-rental owners, this can directly affect marketing, guest expectations, and nightly rate strategy. It is one more reason to verify the exact amenity setup before you go under contract.
Short-term rental owners need a compliance plan
If you plan to rent your Reunion home to guests, compliance should be part of your buying decision from day one. This is not something to sort out after closing.
Osceola County’s Tax Collector states that the Tourist Development Tax is 6% on short-term rentals of less than 180 days. The county also says the person receiving rent is responsible for remitting that tax, and separately stated mandatory guest charges can be part of the taxable rental amount.
Florida’s DBPR vacation-rental application states that anyone planning to operate a public lodging establishment in Florida needs a vacation-rental or timeshare-project license from the Division of Hotels and Restaurants. Osceola County also lists a Local Business Tax Receipt for short-term and long-term rentals, with the base county receipt currently listed at $30 annually.
Guest charges can affect the numbers
Your rental math should go beyond mortgage, taxes, and dues. Reunion’s FAQ lists a $40 daily resort fee plus tax and $20 per day per unit for parking on some resort stays. It also notes that some amenities are included while others, such as golf, carry additional charges.
If you are buying as an investor, these operating costs can affect guest demand, pricing, and your net income. You want a clear picture of what your guests may pay and what that means for your property’s competitiveness.
Management is a key decision
For many out-of-state owners, property management will be one of the most important choices they make. A strong management plan can help protect the home, improve guest coordination, and keep operations more organized.
Reunion Resort’s official property management page says the resort is the on-site management company and offers an owner portal, exclusive booking access, revenue management, 24/7 support, and help with licensing compliance. That makes management more than a convenience. In many cases, it becomes a major part of how the property performs.
Whether you plan to use on-site management or another approach, you should understand exactly who handles inspections, housekeeping coordination, preventative maintenance, guest communication, and compliance-related tasks.
Who Reunion works best for
Reunion can be a strong fit if you want a vacation home with resort amenities and you are comfortable with layered governance, recurring dues, and detailed rental rules. It can also make sense if you value a more structured ownership environment and want support systems that reduce some of the day-to-day burden.
On the other hand, Reunion may be less appealing if you are looking for a simple, low-fee, low-oversight ownership model. The key is to go in with realistic expectations and a full understanding of the fee stack, rule stack, and operating model.
When you know what to expect, you can evaluate Reunion for what it really is: a resort-oriented ownership opportunity with real benefits, but also with real structure.
If you are weighing a purchase in Reunion, the best next step is to review each property through both a lifestyle lens and an operations lens. The right home is not just the one with the best photos. It is the one that fits how you plan to use it, manage it, and carry its ongoing costs. For local guidance on Reunion and the broader Central Florida vacation-home market, reach out to Ken Burningham.
FAQs
What fees should you expect when owning a Reunion vacation home?
- You may have property taxes, CDD assessments on the tax bill, HOA or POA dues, possible club dues, and in some cases a one-time working-fund contribution at closing.
How are Osceola County property taxes paid for a Reunion home?
- Osceola County normally mails tax statements on or before November 1, the gross amount is due by March 31, early-payment discounts apply from November through February, and taxes become delinquent on April 1.
What do Reunion West POA dues include for vacation homes?
- Reunion West says current monthly charges include items such as landscaping, irrigated water for landscaping, cable boxes, fiber internet, pest control, trash valet, bulk trash removal, security patrols, gated access, and weekly pool cleaning and chemical checks.
Can you use a Reunion vacation home as a short-term rental?
- In Reunion West, the CC&Rs say only the entire home may be rented, room rentals are prohibited, and short-term rentals may range from 1 day to 179 consecutive days.
Does every Reunion vacation home include resort amenity access?
- No. Reunion Resort says full amenity access depends on whether the specific home has amenity access, and water park passes cannot be purchased for units without that access.
What taxes apply to short-term rentals in Reunion, Florida?
- Osceola County says the Tourist Development Tax is 6% on rentals of less than 180 days, and the person receiving rent is responsible for remitting it.
Do you need a license to operate a Reunion vacation rental?
- Florida’s DBPR states that operating a public lodging establishment requires a vacation-rental or timeshare-project license, and Osceola County also lists a Local Business Tax Receipt for rental activity.
Is owning a Reunion vacation home low maintenance?
- It can be lighter on exterior upkeep than a typical neighborhood home, but you still need to manage interior systems, furnishings, appliances, and any services not covered by the association or management setup.
