Community Guide · Osceola County
Reunion Resort Investment Guide
The luxury end of the Disney-area vacation rental market — three signature golf courses, a water park, and villas commanding $400+ nightly rates. Reunion has no rental restrictions, but its amenity-access and HOA structure are unique and must be understood before you buy.
The Amenity-Access Catch Every Reunion Buyer Must Understand
Reunion permits short-term rentals with no restrictions — but your guests can only access the Club amenities (pools, golf, water park) if the property is rented through one of Reunion's preferred management companies. If you self-manage or use an outside manager, your guests lose amenity access, which dramatically reduces what you can charge. This single rule shapes the entire Reunion investment strategy.
The Community
Why Reunion
Reunion Resort is the luxury anchor of the Disney-area vacation rental market. Spanning two CDD sections (Reunion West and Reunion East) in Osceola County, it offers three signature golf courses designed by Arnold Palmer, Tom Watson, and Jack Nicklaus, plus a multi-pool water park and clubhouse.
Property types range from condos and townhomes to large luxury villas. The premium villas — 8 to 12+ bedrooms with private pools — command some of the highest nightly rates in the entire Orlando market, often $400+ ADR for large group and luxury family travelers.
Encore Resort at Reunion is a separate, newer purpose-built section within the larger Reunion DRI footprint, with its own management entity and a 2-night minimum stay.
Investor Considerations
What to Know Before Buying
Preferred PM = Amenity Access
The single most important Reunion rule. To give guests Club amenity access (the main selling point), you must use a Reunion preferred management company. This caps your management options and affects margins — preferred PMs may charge more than independent managers.
High Carrying Costs
HOA + membership dues can exceed $6,600/year, among the highest in the area. These costs must be underwritten carefully — they significantly compress cash-on-cash returns even at premium nightly rates. Verify current dues for the specific property and membership tier.
Premium ADR Offsets Costs
Reunion's $400+ ADR potential is the counterweight to high carrying costs. A large villa generating $100K+ gross revenue can absorb the dues and still produce strong absolute NOI. The math works best on larger luxury villas, not smaller units.
Membership Tiers Matter
Reunion has different membership levels affecting amenity access and dues. Understand exactly what membership conveys with the property and what it costs. This is a key due diligence item that's easy to overlook.
Example Returns — 8BR Luxury Villa
Reunion is a high-revenue, high-cost market. The large absolute NOI ($53–70K) appeals to investors seeking trophy assets with strong cash flow, but the cash-on-cash percentage is similar to lower-cost communities because of the premium carrying costs. Best suited for buyers who value the luxury brand and larger absolute returns over percentage yield.
Interested in Reunion Resort?
We'll find Reunion villas matching your criteria, decode the membership tiers and amenity-access rules, and model the full carrying costs before you make an offer.
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