If you want to buy a home near Orlando's theme parks and rent it by the night, the address decides everything. A short-term rental is only legal where the zoning and the HOA both allow it, and the rules differ in the City of Orlando, unincorporated Orange County, Osceola County and Polk County. In general you need a state DBPR license, a county tourist tax account and a local business tax receipt before the first guest arrives. Rui Cunha, broker at Royal Star Corp in Coral Springs, works with buyers across Florida, including this area. This page covers the rules, not income projections, because nobody can promise occupancy or revenue.
Where short-term rentals are actually allowed
Florida law limits what cities and counties can do: they generally cannot ban vacation rentals or cap how often or how long a home is rented, except for rules adopted on or before June 1, 2011 (Fla. Stat. 509.032). That protection does not override your HOA or a condo declaration, which are private contracts. Zoning rules vary by place:
- City of Orlando. The owner cannot rent a whole home for 1 to 29 days. Only a resident can register to rent up to half the bedrooms (City of Orlando fact sheet, August 2021).
- Osceola County (Kissimmee area). In unincorporated Osceola, a home must be inside the county's short-term rental overlay zone. The county has a dedicated Short Term Rental Planned Development (STRPD) district, and subdivisions may add their own limits (Osceola County). Check the overlay map or call Osceola Zoning at (407) 742-0200. Many resort communities sit here: the local tourism office counts more than 30,000 vacation homes in the Kissimmee area (Experience Kissimmee).
- Orange County (unincorporated) and Polk County. We could not confirm current short-term rental zoning rules from an official county source, so we do not summarize them here. Before you offer on a home in either county, confirm the zoning district and any county registration with that county's zoning office, and check whether the address is inside a city (for example Davenport or Haines City in Polk) that has its own rules.
A home can have an "Orlando" or "Kissimmee" mailing address and sit in a different jurisdiction. Rui checks the actual jurisdiction for each address.
Licenses and taxes
State license. A home rented more than three times a year for under 30 days, or advertised as a vacation rental, needs a license from the Florida DBPR's Division of Hotels and Restaurants: "Vacation Rental - Dwelling" for a house or townhome, "Vacation Rental - Condominium" for a condo unit (DBPR, Fla. Stat. 509.242). Osceola County also asks for your DBPR license when you register a Local Business Tax Receipt with its Tax Collector.
Guest-paid taxes. On rentals of six months or less, the 6% state sales tax and the county discretionary sales surtax apply, and the county tourist development tax (TDT) is added on top. The state tax and surtax go to the Department of Revenue (Florida DOR). Adding the published rates by county:
| County | State sales tax | Surtax (2026) | Tourist tax (TDT) | Total |
|---|---|---|---|---|
| Osceola | 6% | 1.5% | 6% | 13.5% |
| Orange | 6% | 0.5% | 6% | 12.5% |
| Polk | 6% | 1.0% | 5% | 12% |
Sources: surtax from Florida EDR, 2026 surtax rates (county plus school surtax); TDT from the Osceola Tax Collector, the Orange County TDT page and the Polk Tax Collector, checked October 2026. Rates change, so confirm before you file.
Who collects. Osceola's Tax Collector says the county has no contract with Airbnb, Vrbo or other platforms, so the owner or agent must collect and remit the 6% tourist tax. In Polk County, payment is due on the first of the month after collection and is late after the 20th. Ask a CPA how these taxes apply to you and, if you live outside the US, how rental income is taxed here and in your home country. More in our Florida vacation rental guide.
HOA rules: the filter that catches buyers
Many resort communities allow nightly rentals, but not all, and some limit guests, cars or require an approved manager. In an HOA, Florida law lets the association ban rentals under 6 months or more than three per year for all owners (Fla. Stat. 720.306). Ask for the declaration, rules and current fees before you offer, and check the community's own rental policy, not just the county zoning.
What it costs to run
Only a few numbers can be sourced, and they are estimates:
- Management. A data site puts typical Kissimmee commissions at 10% to 15% of rental income for half-service and 20% to 30% for full service, and says some firms charge more (Airbtics). The same text appears on many manager pages, so treat it as a rough guide and ask each company for its fee schedule, including cleaning and supplies.
- Insurance. Standard homeowners insurance often excludes commercial activity such as short-term renting, so ask for a policy written for it (Insurance Business, citing the III). Get quotes before you offer.
- Furnishing, utilities, HOA dues, property tax, repairs. We found no reliable published averages, so we leave them out. Get quotes for the specific home. A rental that is not your primary residence does not get the homestead exemption.
Financing
Some lenders offer DSCR loans for investors, qualified mainly on the property's expected rent rather than personal income. One lender says foreign-national DSCR loans commonly start at a 25% down payment, with six months of reserves (HomeAbroad). Terms vary, and some lenders do not accept short-term rent as qualifying income. All financing is subject to lender approval. See the ITIN mortgage guide and the guide for buyers from abroad.
Next steps
Read the Orlando and Kissimmee city pages, then use the mortgage calculator to include taxes, insurance and HOA dues. Buying property does not give you a visa or green card.
FAQ
Can I rent my Orlando-area home by the night?
Only where zoning and the HOA both allow it. Inside the City of Orlando a whole home cannot be rented for under 30 days. Osceola County allows it in its short-term rental overlay and STRPD areas, subject to the HOA. Check each address.
What license does a vacation rental need in Florida?
A DBPR vacation rental license for a house or condo rented more than three times a year for under 30 days, plus a county tourist tax account and a local business tax receipt where required. Confirm the steps with the county.
How much tourist tax do guests pay near Orlando?
Adding the 6% state tax, the county surtax and the tourist tax gives about 13.5% in Osceola, 12.5% in Orange and 12% in Polk (EDR and county tax collectors, October 2026). Rates can change.
Can I buy a vacation home near the parks as a foreign buyer?
Financing for foreign nationals exists, such as DSCR loans, but it is subject to lender approval and usually needs a larger down payment. No income or occupancy is guaranteed.
Does an HOA matter if the county allows rentals?
Yes. The HOA can set stricter limits than the county, so read its documents before making an offer.
Talk to Rui
Eyeing a vacation home near the parks? Ask Rui to check the zoning, HOA rules and tax registration before you make an offer.