By Chase Checho, Broker/Owner — Chase Aaron Real Estate

In the landscape of Disney Corridor real estate, Reunion Resort occupies a distinctive position — one defined by a dual identity that no other community in the corridor can claim with the same clarity. It is simultaneously a private residential community and a resort destination, with 2,300 acres in Osceola County delivering both a lifestyle worth inhabiting and an investment thesis worth evaluating on its merits.

Approximately five miles southwest of Walt Disney World, Reunion offers something the corridor’s other marquee communities do not: the legitimate ability to generate rental income from a property you also use personally. That dual-purpose proposition — personal retreat and income-producing asset — draws a buyer who thinks in spreadsheets as fluently as they think in floor plans.

This guide addresses both dimensions with the candor this market requires.

Three Signature Golf Courses: The Anchor Amenity

Reunion’s identity begins with its golf program, and the credentials are not overstated. Three championship courses, each designed by a legend of the game, occupy the community’s rolling terrain:

The Palmer Course

Arnold Palmer’s design winds through Reunion’s elevated landscape across 18 holes that reward the aggressive, strategic play Palmer himself embodied. The course features significant elevation changes — uncommon in Central Florida — that create a playing experience more reminiscent of a mountain layout than a typical Florida course.

The Watson Course

Tom Watson’s contribution emphasizes the natural Florida landscape, with a design philosophy that integrates native vegetation and water features into strategic playing corridors. The Watson Course is widely regarded as Reunion’s most visually compelling layout.

The Nicklaus Course

Jack Nicklaus’ design rewards precision and course management, with a layout that tests every facet of a player’s game. The Nicklaus Course offers some of Reunion’s most dramatic views and is the community’s most photographed course for good reason.

Having three courses designed by three of golf’s most celebrated figures within a single community is a distinction that few residential developments anywhere in the world can match. For buyers whose lifestyle revolves around the game, Reunion’s offering is genuinely without peer in the Disney Corridor.

Residential Options and Price Positioning

Reunion’s inventory spans a range that serves multiple buyer profiles — from the investor se
eking an income-producing condominium to the family building a custom estate on a premium golf-course lot.

Custom Estate Homes — $1.5M to $3M+

Single-family custom homes on premium lots occupy Reunion’s most coveted positions — golf course frontage, conservation views, and the spatial generosity that defines estate-quality living. These residences typically range from 3,500 to over 6,000 square feet with private pools, outdoor kitchens, and finishes that reflect the expectations of Reunion’s most discerning residents.

Single-Family Homes — $600K to $1.5M

Well-appointed single-family homes in established sections of the resort, many with pool and spa configurations designed for both personal enjoyment and guest appeal. These properties serve dual-use buyers effectively — comfortable for personal residence weeks and attractive to the vacation rental market during owner-absent periods.

Villas and Townhomes — $400K to $800K

A more maintenance-managed lifestyle at price points accessible to a broader buyer pool. Villas and townhomes at Reunion often perform well as rental properties due to their lower acquisition cost and the favorable ratio of rental income to ownership expenses.

Condominiums — $400K to $600K

Within resort-managed buildings, condominiums offer the lowest entry point into Reunion’s amenity package and rental infrastructure. Often purchased primarily as investment properties, these units benefit from professional management programs and the community’s established booking pipeline.

The Vacation Rental Opportunity: An Honest Assessment

Reunion’s resort designation allows — and its infrastructure actively supports — short-term vacation rentals. This is a material distinction from
Golden Oak, where rentals are prohibited, and Celebration, where rental provisions are limited.

Demand Fundamentals

The demand drivers for vacation rental at Reunion are structural, not speculative:

• Proximity to Walt Disney World — approximately 10 minutes by car
• Orlando’s tourism volume — over 75 million annual visitors to the greater Orlando area (Source: Visit Orlando, 2024 Annual Report)
• Resort-quality amenity package that guests value and are willing to pay a premium for
• Established management infrastructure with professional companies that handle bookings, cleaning, maintenance, and guest services

Investment Math: What the Numbers Look Like

Buyers evaluating Reunion as an investment should model property-specific projections rather than relying on community averages. The variables that materially impact rental performance include:

• Location within the resort — proximity to the water park, clubhouse, and golf courses commands higher nightly rates
• Property size and configuration — larger homes with more bedrooms generate higher gross revenue but carry proportionally higher expenses
• Quality of furnishings and finishes — the vacation rental market is competitive, and guests distinguish between properties based on photography and reviews
• Seasonality — Orlando’s tourism economy is less seasonal than many resort markets, but peak periods (school holidays, major events) still drive meaningful rate premiums

Typical expense structure for a professionally managed Reunion rental:

Buyers should work with a qualified tax advisor to structure ownership appropriately. Entity structures (LLC, trust) may offer liability protection and estate planning advantages. We do not provide tax or legal advice — we ensure our clients are connected with professionals who do.

Short-Term Rental Regulations

Osceola County regulates short-term rentals through its tourist development tax framework. Properties used for rentals of six months or less are subject to a combined 12% tax (6% county tourist development tax plus 6% Florida sales tax) on rental income, which must be collected from guests and remitted to the appropriate authorities. Professional management companies typically handle this compliance on behalf of owners.

Living at Reunion Full-Time

While Reunion’s investment appeal draws significant attention, the community also functions as a primary residence for owners who want the resort lifestyle as their daily reality. Full-time residents benefit from:

• Three championship golf courses accessible year-round
• The Reunion Resort Water Park — a family-oriented amenity that distinguishes Reunion from golf-only communities
• Multiple dining venues within the resort
• Fitness and spa facilities maintained to resort standards
• Proximity to Disney World, restaurants, and retail along the US-192 and I-4 corridors
• Osceola County public schools serve the Reunion area, with options for private and charter schools throughout the greater Kissimmee and Orlando area

Full-time residents who declare Reunion as their primary residence benefit from Florida’s homestead exemption, which caps annual assessed value increases at 3% — a meaningful tax advantage during periods of appreciation.

Reunion’s Best Sections: A Buyer’s Perspective

Not all sections of Reunion are created equal, and the differences matter for both personal enjoyment and rental performance.

For rental income maximization: Properties closest to the water park, Seven Eagles pool complex, and resort center tend to command the highest nightly rates and strongest occupancy. Guests prioritize convenience and amenity access.

For personal lifestyle: Golf-course-frontage lots on the Palmer and Nicklaus courses offer the most compelling daily living experience, with views and spatial privacy that feel distinctly residential rather than resort-oriented.

For long-term value: Custom estate lots in established sections with mature landscaping and premium positioning have historically demonstrated the strongest appreciation within the community (Source: StellarMLS, Reunion Resort historical sales data).