Every fee, every neighborhood, every number you need before buying a vacation rental at Reunion Resort. From HOA dues and CDD assessments to Club membership and net-income math.
We manage dozens of short-term rental properties across Central Florida’s resort communities, and Reunion Resort is one of the questions we field the most. Not about amenities or location. About fees. Specifically: how much does it actually cost to own here once you add up the HOA, the CDD, the Club membership, and everything else that shows up on your monthly and annual statements?
After years of helping owners navigate Reunion’s fee structure (and watching a few get surprised at closing because nobody explained CDD assessments), we put together this guide. It covers every layer of cost, broken down by neighborhood, with the actual dollar amounts current as of early 2026.
If you are considering buying a vacation rental at Reunion Resort, or if you already own there and want to make sense of your annual expenses, this is the page we wish someone had handed us when we started managing our first property inside the gates.
The Four Layers of Reunion Resort Ownership Costs
Most resort communities in Osceola County have two recurring costs: HOA fees and property taxes. Reunion Resort has four distinct layers, and each one is billed differently. Before we get into the specific numbers, here is a quick look at what those layers are and how they work.
1. HOA Fees
Billed monthly (or quarterly in some neighborhoods). Covers security, landscaping, cable, internet, pest control, and access to basic resort amenities. Varies by neighborhood and property type.
$395 to $1,130/mo
2. CDD Assessments
Appears on your annual Osceola County property tax bill as a non-ad valorem charge. Pays for infrastructure bonds (roads, utilities, drainage) and ongoing community maintenance. Two separate districts: East and West.
Varies by district and lot size
3. Club Membership
One-time initiation fee plus monthly dues. Required for STR owners who want guests to access the water park, golf courses, and premium pools. Not technically mandatory for ownership, but practically mandatory for rentals.
$15,000 initiation + $420 to $660/mo
4. Property Taxes
Osceola County ad valorem taxes based on assessed value. STR properties do not qualify for homestead exemption, so investment properties are assessed at full market value. Plus 12% tax on rental income (6% FL sales tax + 6% Osceola TDT).
Based on assessed value
The reason Reunion Resort’s fee structure catches people off guard is that these four layers come from four different entities. The HOA is a private association (and there are actually multiple HOAs, one for each neighborhood). The CDD is a local government entity established under Florida Statute Chapter 190. The Club is operated by Reunion Resort & Club. And property taxes come from Osceola County. None of them coordinate billing, so your costs arrive in different formats at different times of the year.
HOA Fees by Neighborhood: The Full 2026 Table
Reunion Resort has 14+ distinct neighborhoods, and each one has its own HOA with its own fee schedule. This is one of the most important things to understand about buying here: two properties on the same street can have different HOA fees if they fall under different neighborhood associations.
The table below reflects fees current as of early 2026, sourced directly from Reunion Realty’s published neighborhood HOA pages. Fees are subject to change. Always confirm with the HOA management company before closing.
| Neighborhood | Property Type | Monthly HOA | Annual HOA |
|---|---|---|---|
| Single-Family Homes (Pool Homes) | |||
| Heritage Crossing | Single-family home | ~$395 | ~$4,740 |
| Homestead / Liberty Bluff / Patriots Landing | Single-family home | $496 to $550 | $5,952 to $6,600 |
| Carriage Pointe / Centre Court Ridge | Single-family home | $550 to $650 | $6,600 to $7,800 |
| The West Side / Seven Eagles Estates | Single-family home | $650 to $744 | $7,800 to $8,928 |
| Eagles Trace | Two-story home (golf course) | $678 | $8,136 |
| Bear’s Den | Luxury home | $1,000 | $12,000 |
| Condos, Townhomes, and Villas | |||
| Spectrum+ Townhome | Townhome | $436 | $5,232 |
| Seven Eagles (1BR) | 1-bedroom villa | $553 | $6,636 |
| The Terraces | Condo (billed quarterly) | $706 | $8,472 |
| Spectrum+ Condo | Condo | $813 | $9,756 |
| The Villas | Villa | $895 | $10,740 |
| Spectrum+ Condo (elevator) | Condo with elevator | $930 | $11,160 |
| Seven Eagles (3BR) | 3-bedroom villa | $1,130 | $13,560 |
| Vacant / Unified Lots | |||
| Bear’s Den (vacant/unified lot) | Lot | $225 | $2,700 |
A few things to notice in that table. Condo and villa fees are generally higher than single-family home fees because they include exterior maintenance, water, and sewer. Single-family homeowners pay those utilities directly, so their HOA is lower, but their total monthly bill is not necessarily smaller.
Also notice the spread: Heritage Crossing at roughly $395/month versus a Three-bedroom Seven Eagles condo at $1,130/month. That is a $735/month difference ($8,820/year) between the cheapest and most expensive neighborhoods. For investors running tight margins, that gap matters more than most people realize.
What HOA Fees Cover at Reunion Resort
Regardless of neighborhood, every Reunion Resort HOA fee includes 24-hour guard-gated security, cable TV, internet service, grounds and landscape maintenance, pest control, common area taxes, and access to the basic HOA amenity pools (Heritage Crossing, The Terraces, Gathering Drive, Carriage Pointe, and the Cove at Seven Eagles Pavilion).
Condo and villa HOAs typically also include exterior building maintenance, water and sewer, and on-site management. Single-family home HOAs generally do not cover water, sewer, or exterior maintenance, since homeowners own their structures and land outright.
Key Takeaway
HOA fees at Reunion cover more than most Florida resort communities. Cable, internet, and pest control are bundled in, which reduces the number of separate vendor bills you manage as an owner. When comparing Reunion’s HOA to other resorts, factor in what is included before assuming the number is too high.
HOA Management Companies
There is no single HOA at Reunion Resort. Each neighborhood is managed by one of four companies, and knowing which one handles your property matters when you need to request maintenance, pay dues, or get estoppel letters at closing.
Artemis Lifestyles manages the majority of neighborhoods, including Bear’s Den, Spectrum+, Eagles Trace, Heritage Crossing, Homestead, Liberty Bluff, Patriots Landing, Carriage Pointe, Centre Court Ridge, and The West Side. Contact: Sandra Lowery, 407-705-2190.
Greystone Management handles The Villas. Southwest Property Management handles The Terraces. Sutherland Management handles Seven Eagles.
If you are buying and your agent is not sure which HOA company manages the property, ask before you get to the inspection period. Estoppel letter turnaround times vary by company, and delays can push back your closing date.
CDD Assessments: The Fee That Surprises New Buyers
A Community Development District, or CDD, is a special-purpose local government created under Florida Statute Chapter 190. When Reunion Resort was built, the developer used CDD financing to fund the infrastructure: roads, water and sewer lines, stormwater drainage, streetlights, and community landscaping. Property owners repay those infrastructure bonds through annual CDD assessments.
If you have never owned in a CDD community before, think of it this way: the developer built the roads and pipes first, then spread the cost across all property owners over 20 to 30 years through a bond. The CDD assessment is your share of that bond repayment, plus your share of the ongoing maintenance costs for the infrastructure.
Reunion East CDD vs. Reunion West CDD
Reunion Resort is split into two separate CDDs, each with its own board, budget, and assessment schedule:
Reunion East CDD covers the eastern portion of the resort. Reunion West CDD covers the western portion. When shared maintenance costs need to be split between the two districts (landscaping along main roads, for example), the allocation is 57% East and 43% West. This split is based on the relative size and number of units in each district.
Your CDD assessment has two components:
Debt service: This is the bond repayment portion. It is fixed for the life of the bond (usually 20 to 30 years from the original issuance) and does not change from year to year. Think of it like a mortgage payment on the infrastructure.
Operations and maintenance (O&M): This covers ongoing costs like landscape maintenance along CDD-maintained areas, lake and pond maintenance, stormwater system upkeep, streetlight electricity, and district administration. The O&M portion can change annually based on the adopted budget.
Important for Buyers
Your CDD assessment appears on your Osceola County property tax bill as a “non-ad valorem” charge. It is not part of your ad valorem (value-based) property tax. Many first-time Reunion buyers see their tax bill and assume the CDD is part of the county tax rate. It is not. It is a separate assessment, and it does not go away when the property changes hands. If the previous owner was behind on CDD payments, that debt can attach to the property.
Both CDDs publish their annual budgets publicly. The FY2026 adopted budgets are available on the Reunion East CDD and Reunion West CDD websites. If you want to know the exact per-unit assessment for your lot, check the assessment roll for your specific district, or ask your title company to pull it during due diligence.
Club Membership: Why It Is Practically Required for Rentals
This is the fee layer that generates the most confusion, and the most frustration, for new Reunion Resort investors. Here is the short version: you do not need a Club membership to own a home at Reunion. But if you plan to rent that home to vacationers on Airbnb, VRBO, or any other platform, Club membership is not optional in practice.
Without Club membership, your guests cannot access the water park, the three signature golf courses (Palmer, Nicklaus, Watson), the tennis and pickleball courts, the Centre Court Ridge pool, The Grande rooftop pool, the North and South Villa pools, or the splashpad. They are limited to the basic HOA pools and the restaurants.
For families booking a vacation home near Disney, amenity access is a major booking factor. A Reunion listing without water park access will book at lower rates and lower occupancy than the identical home next door that does offer those amenities. We see this in our own portfolio: properties with full Club access consistently outperform those without it.
Club Membership Costs: Gold vs. Platinum
There are two tiers of Club membership, plus a separate Spectrum Club fee for Spectrum+ residents:
| Membership Type | Initiation Fee | Monthly Dues | Annual Dues |
|---|---|---|---|
| Gold Membership | $15,000 + tax | $420 | $5,040 |
| Platinum Membership | $15,000 + tax | $660 | $7,920 |
| Spectrum Club (Spectrum+ residents only) | Included with HOA | $64 | $768 |
The $15,000 initiation fee (plus Florida sales tax) is a one-time charge. It is the same whether you choose Gold or Platinum. The difference is in the monthly dues and the level of amenity access. Gold provides access to the pools, water park, and fitness facilities. Platinum adds golf privileges on all three courses. If your rental strategy does not depend on golf access for guests, Gold is the more common choice for STR investors.
The Spectrum Club is a separate, smaller fee that applies only to Spectrum+ residents. It covers the Spectrum+ clubhouse, pool, gym, complimentary Disney shuttle service, 24/7 concierge, and internal golf cart transportation. Spectrum+ owners pay this on top of their HOA, and it does not replace or overlap with the main Club membership.
Preferred Partners and Guest Access
Critical Detail for STR Investors
Even with Club membership, your guests can only access membership amenities if your property is managed by one of Reunion Resort’s designated Preferred Partners. Self-managing owners or owners using non-approved management companies may find that their guests are turned away at the water park gates, regardless of the owner’s membership status.
The current Preferred Partners list includes Jeeves Management Group, Florida Vacation Homes, Magical Vacation Homes, and Top Tier Vacation Homes. This list can change, and the resort enforces it at the point of entry. Before you sign with any property manager at Reunion, confirm that they are on the current Preferred Partners list. If they are not, your guests will not get wristbands, and your listing reviews will reflect that.
This is one of the most overlooked details in Reunion Resort ownership. We have talked with owners who spent $15,000 on a Club initiation fee, hired a non-Preferred management company, and then discovered their guests could not use the water park. That is a $15,000 lesson in reading the fine print.
HOA Amenities vs. Club Membership Amenities
This distinction trips up almost every new owner. There are two tiers of amenities at Reunion Resort, and they are funded by two completely separate fees.
| Amenity | HOA (Included) | Club Membership (Separate Fee) |
|---|---|---|
| The Cove at Seven Eagles Pavilion | ✓ | |
| Heritage Crossing Pools | ✓ | |
| The Terraces Pool | ✓ | |
| Gathering Drive Pool | ✓ | |
| Carriage Pointe Pool | ✓ | |
| Resort Restaurants | ✓ | |
| Resort Playgrounds | ✓ | |
| Reunion Resort Waterpark | ✓ | |
| The Grande Rooftop Pool | ✓ | |
| Centre Court Ridge Pool | ✓ | |
| North & South Villa Pools + Splashpad | ✓ | |
| 3 Signature Golf Courses (Palmer, Nicklaus, Watson) | ✓ | |
| Tennis, Mini Golf, and Pickleball | ✓ |
The seven HOA-included amenities are accessible to all owners and their guests at no additional cost. The six Club-only amenities require an active Club membership, the initiation fee, and management through a Preferred Partner for guest access. This is the same split across all neighborhoods.
Property Taxes and Short-Term Rental Tax Obligations
Reunion Resort sits in Osceola County, Florida (Kissimmee, FL 34747). Property taxes here work the same as anywhere else in Florida, with one important caveat for investors: non-homesteaded properties (which includes all STR investment properties) are assessed at full market value with no cap on annual increases.
If you live in the home as your primary residence and file for homestead exemption, you get a $50,000 exemption on assessed value plus a 3% annual cap on assessment increases. Investment properties get neither. This means your property tax bill can jump significantly in a year when assessed values rise, even if your purchase price did not change.
In addition to ad valorem property taxes, short-term rental income in Osceola County is subject to two separate taxes that total 12%:
Florida sales tax: 6% on gross rental income. Collected from guests and remitted to the Florida Department of Revenue.
Osceola County Tourist Development Tax (TDT): 6% on gross rental income. Collected from guests and remitted to the Osceola County Tax Collector.
Most property managers handle tax collection and remittance as part of their service. If you self-manage, you are responsible for registering with both the state and county, collecting the taxes from guests, and filing the returns on time. Late filings carry penalties.
Net-Income Math: What Ownership Actually Looks Like
This is where most “Reunion Resort cost” articles stop. They list the fees but never show you what those fees do to your bottom line. We think that is a disservice, because the math is what determines whether a Reunion property is a good investment or a money pit for any given buyer.
Below is a simplified annual cost breakdown for a typical single-family pool home in a mid-range neighborhood (like Homestead or Liberty Bluff). These are estimates based on our management experience. Your actual numbers will vary based on neighborhood, property size, purchase price, and management arrangement.
| Example: 5-Bedroom Pool Home, Mid-Range Neighborhood | Amount |
|---|---|
| Estimated gross rental revenue | $65,000 |
| HOA fees ($520/mo average) | -$6,240 |
| CDD assessment (annual, on tax bill) | -$2,800 |
| Club membership (Gold, $420/mo) | -$5,040 |
| Property taxes (non-homesteaded, est.) | -$7,500 |
| Insurance (STR policy, est.) | -$4,500 |
| Property management (20–25% of gross) | -$14,625 |
| Pool/lawn maintenance | -$3,600 |
| Repairs & reserves (furniture, HVAC, etc.) | -$4,000 |
| Total annual expenses (est.) | -$48,305 |
| Estimated net operating income | $16,695 |
A few things to note about this example. First, the $65,000 gross revenue assumes a well-managed, well-furnished 5-bedroom home with Club access, professional photos, and strong listing optimization. Properties without Club access, without a game room, or with dated furnishings will gross significantly less. Second, the property management fee of 15-25% is typical for full-service management in the Orlando STR market. Some companies charge less but exclude cleaning coordination, guest communication, or maintenance oversight. Third, the $16,695 net operating income does not include your mortgage payment. If you financed the purchase, subtract your annual mortgage cost from that number to get your true cash flow.
The first year is tighter than subsequent years because of the $15,000 Club initiation fee. That one-time cost effectively wipes out most of your first-year net income. From year two forward, the math improves because you are only paying the $420/month (or $660/month) ongoing dues.
What This Means for Investors
Reunion Resort is not a high-cash-flow market on day one. The fee layers are real, and they eat into margins. Where Reunion shines is in long-term appreciation, consistent guest demand (thanks to proximity to Disney and the amenity package), and the ability to command premium nightly rates compared to non-resort communities.
If you are buying strictly for year-one cash flow, run your numbers carefully.
If you are buying for a 5-to-10-year hold with solid rental income along the way, the fee structure becomes easier to absorb.
Frequently Asked Questions
How much are HOA fees at Reunion Resort?
HOA fees at Reunion Resort range from approximately $395 per month for Heritage Crossing single-family homes to $1,130 per month for three-bedroom condos in Seven Eagles. Most single-family pool homes pay between $496 and $744 per month. Condo and townhome fees are higher because they include exterior maintenance, water, and sewer. Every neighborhood has its own HOA with different rates, so the fee depends entirely on where your property is located within the resort.
What is a CDD fee at Reunion Resort and how much does it cost?
A CDD (Community Development District) fee is a special assessment that pays for infrastructure built when Reunion Resort was developed, including roads, utilities, drainage, and landscaping. Reunion has two CDDs: Reunion East and Reunion West. Each property owner pays an annual CDD assessment that appears on the Osceola County property tax bill as a non-ad valorem charge. The amount varies by district and lot size. The CDD assessment has two components: debt service (bond repayment, which is fixed) and operations and maintenance (which can change annually).
Do you need a Club membership to rent your Reunion Resort home on Airbnb?
You do not need a Club membership to own a home at Reunion Resort or to live there. But if you plan to rent your home as a short-term vacation rental, Club membership is practically required. Without it, your guests cannot access the water park, golf courses, tennis courts, or premium pools. Your property must also be managed by a Preferred Partner for guests to receive amenity wristbands. The current initiation fee is $15,000 plus tax, with monthly dues of $420 (Gold) or $660 (Platinum).
What is the total annual cost of owning a vacation rental at Reunion Resort?
The total annual ownership cost includes four layers: HOA fees ($4,740 to $13,560 per year depending on neighborhood), CDD assessments (varies by district), Club membership ($5,040 to $7,920 per year after the one-time initiation fee), and Osceola County property taxes. For a typical single-family pool home, total annual carrying costs (excluding mortgage) generally fall between $18,000 and $30,000 before property management fees. These costs must be factored against gross rental revenue to determine actual net income.
Which HOA management company handles my Reunion Resort neighborhood?
Artemis Lifestyles manages most neighborhoods, including Bear’s Den, Spectrum+, Eagles Trace, Heritage Crossing, Homestead, Liberty Bluff, Patriots Landing, Carriage Pointe, Centre Court Ridge, and The West Side. Greystone Management handles The Villas. Southwest Property Management handles The Terraces. Sutherland Management handles Seven Eagles. Contact information for each company can be found through Reunion Realty’s HOA pages or by calling the resort directly.
Are HOA fees at Reunion Resort going up in 2026?
HOA fees are subject to change annually based on each neighborhood’s budget. Fee increases are common across Florida resort communities due to rising insurance costs, maintenance expenses, and reserve funding requirements. The fees listed in this guide reflect rates current as of early 2026 sourced from Reunion Realty. Contact your neighborhood’s HOA management company directly for the most current assessment amount before making a purchase decision.
What is the difference between HOA amenities and Club membership amenities at Reunion Resort?
HOA amenities are included with your monthly HOA dues and are accessible to all owners and guests. These include the Cove at Seven Eagles Pavilion, Heritage Crossing Pools, The Terraces Pool, Gathering Drive Pool, Carriage Pointe Pool, resort restaurants, and playgrounds. Club membership amenities require a separate initiation fee and monthly dues. These include The Grande Rooftop Pool, the Reunion Resort Waterpark, Centre Court Ridge Pool, North and South Villa Pools with Splashpad, three signature golf courses, and tennis, mini golf, and pickleball facilities.
Own at Reunion Resort? Let’s Talk Numbers.
We manage vacation rentals across Reunion’s neighborhoods and know the fee structure inside and out. Get a free revenue estimate for your property, or ask us anything about ownership costs before you buy.
