$585K
Median Sale Price
369
Homes Sold (12 Mo)
96.5%
Sale-to-List Ratio
$234
Avg Price / Sq Ft
Reunion Resort spans 2,300 acres across more than 20 neighborhoods in Kissimmee, FL, six miles from Walt Disney World. Properties range from $175,000 condos overlooking the Palmer course to estates that have closed above $14 million. That spread makes answering “what is my Reunion Resort home value?” harder than in any other STR community near Disney.
We manage Reunion Resort vacation rentals at FunStay Florida. Below is the actual 2026 market data, organized by property tier, with the rental income, cost stack, and new development factors that shape what your Reunion Resort vacation home is worth today.
Reunion Resort Home Values by Property Tier
Reunion Resort home values divide into three tiers, each with different buyer profiles, rental performance, and pricing dynamics.
| Tier | Price Range | Neighborhoods | Annual STR Revenue |
|---|---|---|---|
| Entry | $175K – $400K | Heritage Crossing, Seven Eagles, Spectrum+, Centre Court Ridge, The Terraces | $28K – $55K |
| Mid-Range | $450K – $800K | Homestead, Patriots Landing, Liberty Bluff, Eagle Trace | $58K – $85K |
| Premium | $1M – $14M+ | Bears Den, Legends Corner, Masters Landing, Heritage Preserve, Whitemarsh Cove | $85K – $200K+ |
The mid-range tier is where most Reunion Resort investors buy. Five-bedroom pool homes in Homestead or Patriots Landing earn $58,000 to $85,000 annually under professional management. A seven-bedroom villa in FunStay’s managed portfolio went from $62,400 to $94,800 in annual revenue after switching to professional management, a 52% increase driven by occupancy rising from 58% to 72% and ADR climbing from $295 to $361.
At the top, Bears Den properties operate in a different market entirely. Five-bedroom Bears Den villas average $400 to $550 per night and gross $85,000 to $110,000 annually. Eight-bedroom estates reach $150,000 to $200,000+. No other STR community near Disney consistently hits those nightly rates.
The highest recorded sale at Reunion is Villa Isolé on Grand Traverse Parkway: $14.245 million for 23,000 square feet and 15 bedrooms. It previously sold for $11.7 million in 2022 (a $2.5 million gain with no renovations) and rented at approximately $4,000 per night before going off the rental market.
What Reunion Resort Homes Are Actually Selling For
Over the past 12 months, 369 Reunion homes have changed hands. The Reunion Resort median home price sits at approximately $585,000, but that number disguises enormous variation by property type.
| Metric | Value |
|---|---|
| Median sale price (all types) | $585,000 |
| Median single-family sale price | $635,000 |
| Median townhouse sale price | $362,500 |
| Average price per sq ft | $234 |
| Sale-to-list ratio | 96.5% |
| Average days on market | 132 |
| Active inventory | 312 homes |
| Months of supply | ~10 |
| YoY price change | -4% |
Sellers are taking roughly 3.5% discounts from asking price. Properties sit for 132 days on average, more than double the national average. With 312 active listings and about 10 months of supply, this is firmly a buyer’s market. Reunion Resort property values in 2026 reflect that leverage shift.
Recent sold transactions across the price spectrum:
| Property | Sale Price | Size | Date |
|---|---|---|---|
| Heritage Crossing Unit 302 (3 BR / 2 BA) | $270,000 | 1,344 sqft | Nov 2024 |
| 3221 Sustainable Way (3 BR / 3 BA) | $279,000 | 1,365 sqft | Nov 2024 |
| 7600 Wilmington Loop (8 BR / 8 BA) | $955,000 | 4,077 sqft | Oct 2024 |
| 1241 Golden Canna Ln (3 BR / 2.5 BA) | $880,000 | 2,077 sqft | Mar 2025 |
| 1211 Aquila Loop (4 BR) | $3,300,000 | 6,933 sqft | Mar 2025 |
Price Differences by Neighborhood
A Heritage Crossing condo and a Bears Den estate share the same resort gate but exist in completely different markets. Heritage Crossing’s 12-month median is $245,000 across 13 closings. Bears Den’s average price per square foot runs $451, with recent closings between $1.3 million and $6 million.
The Reunion Resort median home price of $585,000 masks that variation. Values cluster around two modes: condos and townhomes between $200K and $400K, and single-family pool homes between $550K and $900K. The luxury tier above $1 million represents fewer transactions but larger dollar volume.
How Rental Income Changes What Your Home Is Worth
In resort communities where every buyer is an investor, documented rental performance directly affects what your home sells for. Reunion Resort rental income value is the variable most sellers underestimate and most buyers calculate first.
Turnkey vacation homes with documented performance sell at 15 to 25 percent premiums over comparable unfurnished properties. A five-bedroom Homestead pool home with 18 months of verified revenue ($65,000 gross, 70% occupancy, strong guest reviews) will attract income-approach buyers at $690,000 or higher. The identical home next door with no rental history sells on comps alone at $600,000.
The income approach works from a simple formula: Net Operating Income divided by Cap Rate equals Property Value. At Reunion, cap rates for mid-range homes run around 2.6% because the cost stack (particularly mandatory club membership) compresses net returns. That thin margin is why proving your Reunion Resort rental income value matters even more here than at competing communities.
The bedroom count and floor plan directly drive how much revenue a property generates, which feeds back into what buyers will pay. A well-documented seven-bedroom villa generating $95,000 in gross revenue is worth substantially more than a comparable home with no performance history.
If you plan to sell your vacation home at Reunion Resort, the most valuable thing you can do right now is build your rental performance package: monthly revenue, occupancy rate, average daily rate, guest review scores, and forward bookings. Buyers want 12 or more months of verifiable data.
The Cost Stack Buyers Factor Into Value
Reunion Resort carries one of the heaviest cost stacks in Central Florida. Every investor buyer backs into their offer from net yield, subtracting every recurring cost from gross revenue. Understanding what your Reunion Resort vacation home is worth starts with this cost stack, because higher costs mean a lower offer from the buyer.
| Cost Category | Range | Notes |
|---|---|---|
| HOA Fees | $395 – $1,000+/mo | Varies by neighborhood |
| CDD Assessment | $1,500 – $4,000+/yr | On property tax bill, not HOA invoice |
| Club Initiation | $15,000 one-time | 60-day deadline after closing; permanently forfeited if missed |
| Club Membership | $500 – $925/mo | Gold ($500) or Platinum ($925); mandatory for STR |
| Property Taxes | 1.71% effective rate | Median annual bill: $6,879 |
| STR Taxes | 13.5% of gross | 6% state + 1.5% county surtax + 6% TDT |
| Insurance | $5,000 – $10,000+/yr | STR-specific policy required |
| Property Management | 20 – 25% of gross | Full-service management |
| Total Carrying Costs | $18,000 – $30,000+/yr | Before management fees and mortgage |
Club membership is not optional for STR investors. Without active membership, rental guests cannot access the water park, pools, or golf courses. Properties listed without amenity access earn materially less. Full neighborhood-by-neighborhood fee breakdowns vary significantly, from $395 per month in Heritage Crossing to $1,000+ in Bears Den.
Operating expenses typically consume 65% to 80% of gross revenue at Reunion. Condos trend toward the higher end because fixed costs weigh more against lower revenue. Luxury estates trend lower because higher gross absorbs fixed costs more efficiently.
That 2.6% cap rate tells the story: this is not a pure cash-flow play. Investors here bet on appreciation while rental revenue covers carrying costs. To run the numbers on a specific purchase, a full ROI calculator walkthrough covers the exact formula with your actual costs.
$1 Billion in New Supply
Reunion’s owner, Kingwood International Resorts, has announced a $1 billion expansion that could reshape the resort’s value landscape. The plan adds 1,800 units over five phases on 31.56 acres immediately north of the Reunion Grande, built on portions of the Palmer and Watson golf courses, which will be redesigned to accommodate the construction.
The expansion adds a hotel, vacation condos around a 10-acre swimming lagoon, and six condo-hotel buildings up to ten stories. Phase 1 is financed with a $14.5 million loan.
Separately, Kingwood has started construction on Whitemarsh Cove, a gated enclave of 22 luxury villas. Each villa spans 5,154 square feet with nine bedrooms, nine bathrooms, a game room, and a private pool, starting from $2.1 million.
For current owners, additional supply may dilute per-unit rental revenue and pressure Reunion Resort home values over time. Properties with strong documented income and established guest bases will be better insulated than undifferentiated listings competing with new inventory. Buyers doing due diligence should review the expansion timeline before closing on any property in the affected sections.
Where the Reunion Resort Real Estate Market Stands in 2026
The Reunion Resort real estate market in 2026 is a buyer’s market with softening property values and stable rental revenue.
Reunion Resort property values are down roughly 4% year-over-year. Active inventory sits at 312 homes, and properties take an average of 132 days to sell. The broader Kissimmee STR corridor is experiencing the same pattern as post-2022 supply normalization continues.
But rental revenue has not declined at the same rate. Professionally managed villas are maintaining 68 to 76% occupancy, and nightly rates for five-bedroom homes hold between $225 and $340. The Reunion Resort median home price has softened, but the properties generating that revenue have held their value better than non-performing listings. Golf groups continue to fill shoulder months at premium rates ($3,000 to $8,000 per reservation), a buffer that competing communities lack.
How Reunion stacks up against nearby STR communities:
| Metric | Reunion Resort | ChampionsGate | Solara Resort |
|---|---|---|---|
| Best for | Golfers, luxury | Families, cash flow | Families, mid-range |
| Entry price (5 BR) | $550K – $800K | $400K – $550K | $450K – $650K |
| Nightly rate (5 BR) | $225 – $340 | $215 – $275 | $200 – $280 |
| Occupancy | 68 – 76% | 74 – 80% | 65 – 75% |
| Annual revenue (5 BR) | $58K – $85K | $58K – $78K | $47K – $77K |
| HOA | $395 – $1,000+/mo | $420 – $877/mo | $663 – $718/mo |
| Club membership | $500 – $925/mo | None | None |
| Disney distance | ~6 miles | ~14 miles | ~8 miles |
ChampionsGate and Solara deliver stronger gross yield because of lower entry costs and no mandatory club membership. Reunion delivers higher absolute revenue and historically stronger appreciation, but thinner cash-flow margins. The Reunion Resort real estate market rewards patient investors who prioritize asset quality over first-year cash flow.
If you are thinking about selling your Reunion Resort vacation home, the deciding factor is documentation. Properties with verified rental performance can price above declining comps. Properties without it absorb the full market downturn. The gap between comp-based Reunion Resort home values and income-based values is widening, and that gap favors sellers who can prove their numbers.
Frequently Asked Questions
Know What Your Reunion Resort Property Is Worth
Mike Chen helps Reunion Resort owners sell with investor-grade valuations built on actual rental performance data, not Zestimate guesswork. Licensed Florida Realtor at La Rosa Realty. Airbnb Superhost with 2,600+ five-star reviews.
