$55K-$160K
Annual Gross Revenue
3.5%-7.1%
Cap Rate Range
$343-$800
Monthly HOA (All Layers)
68-78%
Resort Occupancy
The Real Numbers
ChampionsGate Rental Income and Expenses Look Different Than the Projections
Every ChampionsGate owner I work with has a closing projection. And every one of them has a gap between that number and what they actually kept after year one.
Most projections for ChampionsGate rental income and expenses skip two or three cost layers entirely. The triple HOA structure, the CDD assessment buried in your property tax bill, and realistic utility costs for a heated pool home are the usual culprits. Even our ChampionsGate investment guide flags these as the line items buyers most often underestimate.
This is the full breakdown of ChampionsGate vacation rental costs in 2026, line by line, with the numbers I see on real owner statements.
Revenue
What ChampionsGate Homes Actually Gross
ChampionsGate sits in the Davenport market, 15 minutes from Disney and 25 to 35 minutes from Universal’s Epic Universe. The resort’s Oasis Club amenities (lazy river, water slides, movie theater, tiki bar) give listings a 30 to 50% nightly rate boost over standard Davenport vacation homes.
| Bedrooms | Nightly Rate | Annual Gross |
|---|---|---|
| 4BR pool home | $195-$340 | $52,000-$75,000 |
| 5BR pool home | $220-$380 | $78,000-$110,000 |
| 6BR resort home | $290-$480 | $95,000-$145,000 |
| 8BR luxury | $350-$550+ | $130,000-$200,000 |
Top resort communities like ChampionsGate hit 68 to 78% occupancy, ahead of nearby resorts like Reunion and well above the 55% Davenport average. But income alone does not tell you much. What matters is what you keep after the full cost of running a short-term rental in Orlando.
Expense Breakdown
Every Line Item in Your ChampionsGate Vacation Rental Costs
Short-term rental operating costs at ChampionsGate are higher than most Orlando communities because of the layered fee structure. Here is every recurring cost an owner at The Retreat carries.
ChampionsGate HOA Fees (The Triple Structure)
This is the cost that catches new owners off guard. ChampionsGate HOA fees 2026 are not a single payment. Owners at The Retreat pay into three separate entities: the Retreat HOA ($343 to $402/month depending on lot type), the Master HOA, and the Oasis/Retreat Club (paid separately through True Club Management). All-in, ChampionsGate HOA fees run $450 to $800/month.
The bundled services do offset about $150 to $250/month of the dues: gated security, lawn care, trash, cable, and internet. But it is still one of the largest line items in your vacation rental expenses Orlando owners face at this resort.
ChampionsGate CDD Assessment
The ChampionsGate CDD assessment runs $1,500 to $3,500 per year and shows up on your Osceola County property tax bill as a non-ad valorem charge. Most generic tax calculators do not include it. On resale properties, the capital portion of the CDD bond may already be paid off by a prior owner, which permanently lowers this cost. Always pull the actual prior-year tax bill for the specific parcel before closing.
Other Major Costs
| Expense | Annual Range | Notes |
|---|---|---|
| Property management | $9,000-$40,000 | 15-25% of gross revenue |
| Property tax | $6,400-$15,200 | ~1.6% of assessed value, no homestead exemption |
| Insurance (STR policy) | $3,000-$6,000 | Rising since 2021 |
| Utilities | $4,800-$8,400 | $400-$700/month for occupied pool homes |
| Pool maintenance | $1,900-$5,400 | Weekly service + chemicals + heating |
| Supplies and repairs | $2,500-$5,000 | Linens, toiletries, minor fixes |
| Pest control | $600-$1,200 | Monthly service |
| Permits/licensing | $300-$500 | DBPR + county renewal |
The Tax Filing Trap
Airbnb and Vrbo collect Florida’s 6% state sales tax automatically, but Osceola County TDT (6%) must be filed separately. Cleaning fees, pool heat charges, and resort fees you charge guests are all taxable. Most owners do not realize those add-ons increase the total taxable amount on their vacation rental.
Net Income
What You Actually Keep: Vacation Rental Net Income Scenarios
Here is what ChampionsGate rental income and expenses look like when you put every cost in one table. These scenarios use conservative gross revenue estimates and include the CDD and realistic utility numbers most projections skip.
| Scenario | 4BR ($400K) | 5BR ($550K) | 8BR ($950K) |
|---|---|---|---|
| Gross revenue | $55,000 | $85,000 | $160,000 |
| Total expenses | -$41,100 | -$50,100 | -$92,400 |
| Vacation rental net income | $13,900 | $34,900 | $67,600 |
| Cap rate | 3.5% | 6.3% | 7.1% |
Larger homes produce better returns because revenue scales faster than fixed costs. A 4BR grossing $55,000 faces nearly the same HOA, CDD, insurance, and tax load as a 5BR grossing $85,000. That is why the cap rate nearly doubles from 3.5% to 6.3% when you move up one bedroom count.
Important: Cleaning costs are excluded here because most owners pass them to guests through a cleaning fee. If you absorb cleaning, subtract another $8,000 to $10,000 from net income.
Management Matters
Why ChampionsGate Property Management Changes the Math
The difference between a 3.5% and a 7% cap rate often comes down to two things: the property you buy and who manages it. ChampionsGate property management at the industry standard of 20 to 25% costs $11,000 to $40,000 per year depending on gross revenue. At FunStay Florida’s 15 to 20% flat rate, owners save $2,000 to $5,000 annually, with no hidden fees buried in the contract.
But the fee is only part of it. The right manager lifts your income through dynamic pricing, faster turnovers, and stronger guest reviews that improve your search placement. That is what pushes occupancy from 55% to the 68 to 78% range resort-managed homes actually hit, adding $10,000 to $20,000 in gross revenue. The broader Davenport market shows the same trend.
Know Your Numbers Before You Sign
We manage ChampionsGate rentals at a flat 15-20% fee with no hidden charges. If you want to see what your specific property should actually net, we will run real numbers for your parcel, not projections.
Common Questions
ChampionsGate Rental Income and Expenses FAQ
How much does it cost to own a vacation rental in ChampionsGate?
Total annual short-term rental operating costs range from $41,000 for a 4-bedroom to $92,000 for an 8-bedroom. The biggest line items are property management (15-25%), property taxes (1.6% of value), all-layer HOA fees ($343-$800/month), CDD assessments ($1,500-$3,500/year), and utilities ($400-$700/month for occupied pool homes).
What is the net income on a ChampionsGate rental?
A 4BR pool home grossing $55,000 typically nets around $13,900 before mortgage. A 5BR grossing $85,000 nets about $34,900. An 8BR grossing $160,000 nets roughly $67,600. These figures include CDD, all HOA layers, and realistic utility costs that most projections leave out.
What are ChampionsGate HOA fees in 2026?
The Retreat charges $343-$402/month depending on lot type, but that covers only one of three required payments. Owners also pay the Master HOA and the Oasis/Retreat Club. All-in ChampionsGate vacation rental costs for HOA run $450-$800/month. Bundled services (security, lawn, cable, internet) offset $150-$250/month.
Is a ChampionsGate vacation rental profitable?
Yes, but margins are tighter than most projections suggest. Cap rates run 3.5% to 7.1% after all expenses. Larger homes (5-8 bedrooms) produce better returns because revenue scales faster than costs. Professional ChampionsGate property management and strong pricing strategy are the biggest factors separating profitable owners from breakeven ones.
What is the ChampionsGate CDD assessment?
The CDD (Community Development District) assessment runs $1,500-$3,500/year and appears on your Osceola County tax bill. It covers infrastructure debt service and operations. On some resale properties, the capital bond has been partially paid off, permanently lowering this cost. Always pull the actual parcel tax bill before budgeting.
