Every cost Vista Cay condo owners pay in 2026, line by line. Real numbers from real owner statements.
$25K–$60K
ANNUAL GROSS REVENUE
<2%–5%
RETURN ON PURCHASE
$261–$499/mo
HOA (UTILITIES BUNDLED)
$0 CDD
NO CDD ASSESSMENT
Vista Cay Rental Income and Expenses: The Full 2026 Breakdown
What does a Vista Cay condo actually cost to operate, and what do you keep after every bill is paid? Vista Cay sits less than a mile from the Convention Center and Epic Universe, and it is one of the few Orange County communities fully zoned for short-term rental.
We manage Vista Cay properties and see the real owner statements. Here is every Vista Cay rental income and expenses line item for 2026, and the Vista Cay vacation rental costs behind each one.
Know What You Will Actually Keep
We run real numbers for Vista Cay condos every day. No projections, no guesswork.
Vista Cay Revenue Follows Conventions, Not Just Disney
Orlando drew 76.7 million visitors in 2025, and the Convention Center hosted 187 events with over two million attendees. Vista Cay rental income and expenses follow a demand pattern Kissimmee resort communities do not share. Convention Center trade shows fill condos Monday through Thursday. Epic Universe and Universal fill them on weekends. Disney families add seasonal peaks. That mix produces steadier occupancy than communities that depend on Disney alone.
The I-Drive Convention Center submarket averages 58% occupancy at a $334 nightly rate. Average annual revenue runs around $39,727 per listing. Vista Cay condos fall within that range. Here is how it breaks down by unit type.
| Unit Type | Gross Revenue Range | Avg. Nightly Rate |
|---|---|---|
| 2BR condo | $25,000 to $42,000 | $99 to $250 |
| 3BR condo | $32,000 to $55,000 | $150 to $300 |
| 3BR townhome | $35,000 to $60,000 | $175 to $325 |
Revenue is only half the equation. What separates a profitable Vista Cay condo investment from a break-even one is the expense side. Here is every line item in your Vista Cay vacation rental costs.
Every Expense in Your Vista Cay Vacation Rental Costs
Vista Cay HOA Fees: Bundled Utilities Change the Math
Vista Cay HOA fees in 2026 range from $261 to $499 per month depending on the phase. The standard fee across most older phases is $783 per quarter ($261 per month). Newer phases like The Reserve charge up to $1,495 per quarter ($499 per month).
The fee covers cable TV, high-speed internet, water, sewer, trash removal, exterior maintenance, building insurance (master policy), pest control, security, and full amenity access. That bundled utility coverage saves Vista Cay owners $200 to $400 per month compared to single-family resort homes where owners pay every utility separately.
For the full phase-by-phase breakdown of what’s included, read our Vista Cay HOA fee breakdown.
Annual cost: $3,132 to $5,980
No CDD Assessment: Vista Cay’s Biggest Cost Advantage
Vista Cay has no Community Development District assessment. Zero.
Every other resort community we manage charges one. Windsor Cay owners pay $457 to $738 per year. ChampionsGate owners pay $1,000 to $3,000. Those fees fund infrastructure bonds for roads, drainage, and utilities that were financed during construction.
Vista Cay was built in 2005 through 2007. The infrastructure was funded by the original developer and paid off years ago. That saves Vista Cay owners $450 to $3,000 every single year compared to newer communities. Over a decade of ownership, that adds up to $4,500 to $30,000 in savings. See how those costs compare in our ChampionsGate rental expenses breakdown.
Annual cost: $0
Vista Cay Property Tax (Orange County)
Vista Cay property tax falls under Orange County’s millage rates, which run 17.9 to 19.1 mills depending on the taxing district. Investment properties do not qualify for Florida’s homestead exemption, so the full assessed value is taxed.
Annual Vista Cay property tax amounts run $4,500 to $7,500 based on recent MLS data.
| Purchase Price | Estimated Annual Tax | Effective Rate |
|---|---|---|
| $400,000 | $5,000 to $5,800 | ~1.3 to 1.5% |
| $500,000 | $6,000 to $7,000 | ~1.2 to 1.4% |
| $600,000 | $7,000 to $8,300 | ~1.2 to 1.4% |
Amendment 3 on the November 2026 ballot would reduce the non-homestead assessment cap from 10% to 5% annually, slowing future tax increases on Vista Cay investment properties.
Annual cost: $4,500 to $7,500
Condo Insurance (HO-6 Policy)
Vista Cay condos require an HO-6 policy, not a standard homeowner’s HO-3. An HO-6 covers your interior walls, personal property, liability, and any improvements you made. The building exterior, roof, and common areas fall under the HOA’s master policy. That split makes condo insurance cheaper than a full homeowner’s policy, and it is one of the line items that keeps Vista Cay vacation rental costs below single-family communities.
The catch: standard HO-6 policies do not cover short-term rental guests. You need an STR endorsement, which adds 30 to 50 percent to the premium. Budget $1,000 to $2,400 per year for an HO-6 with STR coverage.
Loss assessment coverage ($50,000 or more) is just as important. If the HOA’s master policy falls short after a building-wide event, owners split the gap. In a five-story building, that gap can be six figures.
Annual cost: $1,000 to $2,400
Electricity: The Only Major Utility Outside HOA
Because the HOA covers water, sewer, cable, internet, and trash, electricity is the only utility Vista Cay owners pay separately. Orlando electricity runs $0.17 per kWh as of August 2026, served by OUC or Duke Energy depending on the building.
Expect $100 to $200 per month, with summer peaks driven by air conditioning. Keep thermostats at 76 to 78 degrees between guests to control costs without risking humidity damage.
Annual cost: $1,200 to $2,400
Property Management
Vista Cay has no mandatory management program. Owners choose from 40 or more property management companies, or self-manage. That flexibility separates it from condotel communities like Blue Heron or Floridays, where opting out of the house program carries fees or penalties.
Industry standard for Orlando vacation rental management runs 15 to 25 percent of gross revenue. On $40,000 gross, that is $6,000 to $10,000 per year. A strong manager earns back their fee through dynamic pricing, higher occupancy, and better guest reviews.
Among vacation rental expenses Orlando owners face, management is the one you can negotiate. Convention Center proximity adds a wrinkle: business travelers book shorter stays with faster turnover. Your manager needs systems built for that pace.
Annual cost: $5,000 to $12,000 (varies by gross revenue)
Other Operating Costs
| Expense | Annual Cost | Notes |
|---|---|---|
| Supplies and restocking | $600 to $1,200 | Linens, towels, kitchen supplies, toiletries |
| Licensing and permits | $200 to $500 | DBPR license + Orange County BTR |
| Pest control | $360 to $600 | May overlap with HOA coverage |
| Interior maintenance reserve | $500 to $1,500 | Appliance repairs, paint, furniture wear |
| Cleaning per turnover | Passed to guests | Typically $150 per clean, charged as guest cleaning fee |
Annual cost: $1,660 to $3,800
Orange County’s Tax Filing Advantage
Vista Cay’s total transient rental tax is 12 percent: 6 percent Florida state sales tax plus 6 percent Orange County Tourist Development Tax.
| Jurisdiction | Total Transient Tax | Communities |
|---|---|---|
| Osceola County | 13.5% | ChampionsGate, Storey Lake, Reunion, Solara |
| Orange County | 12.0% | Vista Cay, Windsor Hills |
| Lake County | 11.0% | Windsor Cay, Solterra |
On $40,000 in gross revenue, the difference between Osceola and Orange County is $600 per year in favor of Vista Cay. Lake County communities pay $400 less than Vista Cay.
Airbnb has a direct collection agreement with Orange County, so the TDT is auto-collected and remitted on most bookings. That simplifies compliance compared to jurisdictions where hosts must file manually. Cleaning fees and add-on charges are taxable, so make sure your accounting captures everything.
For the full state-level tax breakdown, see our post on Florida vacation rental taxes.
What You Actually Keep: Vista Cay Net Income by Unit Type
Here is the full picture. Every Vista Cay rental income and expenses line combined into net income scenarios.
2BR Condo (Older Phase, ~$425,000 Purchase)
| Line Item | Low | Mid | High |
|---|---|---|---|
| Gross revenue | $25,000 | $33,000 | $42,000 |
| HOA fees | -$3,132 | -$3,132 | -$3,132 |
| Property tax | -$5,000 | -$5,500 | -$5,500 |
| Insurance (HO-6 + STR) | -$1,000 | -$1,500 | -$1,800 |
| Electricity | -$1,200 | -$1,500 | -$1,800 |
| Property management (20%) | -$5,000 | -$6,600 | -$8,400 |
| Other operating costs | -$1,660 | -$2,200 | -$2,800 |
| Net income | $8,008 | $12,568 | $18,568 |
3BR Condo (Older Phase, ~$500,000 Purchase)
| Line Item | Low | Mid | High |
|---|---|---|---|
| Gross revenue | $32,000 | $42,000 | $55,000 |
| HOA fees | -$3,132 | -$4,460 | -$4,460 |
| Property tax | -$5,500 | -$6,500 | -$7,000 |
| Insurance (HO-6 + STR) | -$1,200 | -$1,800 | -$2,000 |
| Electricity | -$1,500 | -$1,800 | -$2,200 |
| Property management (20%) | -$6,400 | -$8,400 | -$11,000 |
| Other operating costs | -$1,660 | -$2,500 | -$3,200 |
| Net income | $12,608 | $16,540 | $25,140 |
3BR Townhome (The Reserve Phase, ~$580,000 Purchase)
| Line Item | Low | Mid | High |
|---|---|---|---|
| Gross revenue | $35,000 | $45,000 | $60,000 |
| HOA fees | -$5,980 | -$5,980 | -$5,980 |
| Property tax | -$6,500 | -$7,500 | -$8,000 |
| Insurance (HO-6 + STR) | -$1,500 | -$2,000 | -$2,400 |
| Electricity | -$1,800 | -$2,100 | -$2,400 |
| Property management (20%) | -$7,000 | -$9,000 | -$12,000 |
| Other operating costs | -$1,660 | -$2,500 | -$3,200 |
| Net income | $10,560 | $15,920 | $26,020 |
Vista Cay net income as a percentage of purchase price runs under 2 percent to 5 percent. That is competitive with larger single-family resort homes, on a fraction of the capital.
The Condo Cost Traps That Change Your Numbers
Vista Cay vacation rental costs include risks specific to condo ownership that single-family investors never face.
Special assessments. Florida’s post-Surfside legislation now requires structural integrity reserve studies for buildings three stories or taller. Vista Cay’s five-story buildings fall under this requirement, and reserves can no longer be waived by owner vote. HOA fees may increase to fund mandatory reserves. In extreme cases across Florida, special assessments have hit $10,000 to $100,000 per unit. Request the reserve study and board minutes before buying.
Master policy gaps. The HOA’s building insurance covers the exterior and structure, not damage to your unit’s interior from a leak above, a burst pipe, or guest-caused damage. Your HO-6 policy fills that gap.
Phase differences. Vista Cay has 10 or more condo phases, each filed as a separate association. A $261 per month unit in Harbor Square and a $499 per month unit in The Reserve are in the same community but different financial situations. Verify the exact fees and reserve fund balance for your specific building.
Furnishing. Older units may sell unfurnished or with dated furniture. Budget $15,000 to $35,000 for full STR-ready furnishing. The Reserve units were delivered fully furnished, which eliminates this cost but is reflected in the higher purchase price. Either way, it hits your Year 1 P&L.
Why Vista Cay Property Management Changes the Math
Every other expense on this page is fixed or predictable. Management is the one variable that determines whether your Vista Cay condo investment breaks even or turns a profit, and it cuts both ways.
Convention Center traffic creates short booking windows. Trade shows announce dates 6 to 12 months out, and attendees book two to four weeks before the event. Your manager needs pricing tools that respond to that pattern, not just seasonal Disney rates.
We track Orlando occupancy rates by season and bedroom count. Vista Cay condos pull weekday convention demand that fills the gaps Disney-area homes leave empty. A pricing strategy that targets both convention and leisure travelers keeps your total Vista Cay vacation rental costs well below your revenue line.
Get a free rental analysis for your Vista Cay condo from our Vista Cay property management team.
Know Your Numbers Before You Buy
The Vista Cay rental income and expenses numbers above come from managing properties in this community, not from listing assumptions or Zillow estimates.
Before you commit to a Vista Cay condo investment:
- Request the association’s reserve study and latest budget.
- Get an actual owner P&L from a current Vista Cay rental (not a pro forma).
- Verify the exact HOA fees for your specific phase and building.
- Confirm licensing and compliance requirements with Orange County.
We run these numbers for owners every day. If you want a Vista Cay rental income and expenses projection for a specific unit, call us at (321) 430-8681.
Get Your Vista Cay Rental Analysis
Free consultation. No contracts. Real numbers for your specific condo.
Mike Chen
Owner, FunStay Florida | Florida Licensed Realtor, La Rosa Realty
(321) 430-8681 | Mike@MikeChenRealtor.com
Vista Cay Rental Income and Expenses FAQ
