Kissimmee · Central Florida & Orlando
Property Management in Kissimmee, FL — Airbnb & Short-Term Rentals
Kissimmee is the address on most Disney-area vacation homes, but two rulebooks apply: the city's overlay inside city limits and Osceola County's overlay outside them. We check which one before we list.
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Step 1 of 4 · Address
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What we deliver
Full-service management in Kissimmee
Florida Hosts is a full-service Kissimmee property management company — Airbnb and short-term rental management, plus mid-term and long-term rentals: the listing and photography, nightly pricing, 24/7 guest communication, and cleaning and maintenance by our own staff. Our fee is 18–25% of booking revenue, quoted in writing before you sign. We manage homes across Kissimmee and Osceola County.
See all services →Why Florida Hosts in Kissimmee
- City rentals under 30 days need the Short-Term Rental Overlay (STRO)
- Unincorporated Kissimmee addresses follow Osceola County's overlay rules
- Osceola County's 6% tourist tax is paid to the county Tax Collector
- Kissimmee Gateway Airport and HCA Florida Osceola Hospital in town
- Short, mid-term and long-term rental management from one team
Explore Kissimmee
Where we manage in and around Kissimmee
Every area, landmark and institution around Kissimmee has its own demand profile and guest mix. These are the ones we manage into.
Reunion
Reunion is a golf resort in Osceola County with a Kissimmee address, three signature courses and a five-acre water park.
ExploreCelebration
Celebration's community charter sets a one-year minimum initial lease for most homes, so it is a long-term rental town rather than a nightly one.
ExploreChampionsGate
ChampionsGate is a golf-resort community built around the Omni resort and its two Greg Norman courses.
ExploreSt. Cloud
St. Cloud is a lakeside city in eastern Osceola County where the code keeps stays under 30 days to two downtown districts.
ExploreClermont
Airbnb and vacation rental management for Clermont homes in Lake County, run to the city's annual permit, inspection, occupancy and advertising rules and the county's 4% tourist tax.
ExploreDavenport
Davenport's vacation homes split between the small city itself and unincorporated Polk County.
ExploreHaines City
Haines City mapped out where vacation rentals belong with a short-term rental overlay zone in 2018.
ExploreLake Buena Vista
Vacation rental management for homes and condos with a Lake Buena Vista address, near Disney Springs.
ExploreLocal vs. national
The Kissimmee advantage: local knowledge at every level
National platforms run algorithms, not relationships — pricing from national datasets, turnovers by whoever is free, and support with no feel for your market. We price Kissimmee around its own seasons and events, and our own cleaners and maintenance staff look after the homes.
Short-term rental and Airbnb management in Kissimmee
Most Kissimmee vacation homes were built for one purpose: groups visiting the theme parks. Gated resort communities west of town are lined with pool homes and townhomes sized for extended families, and the bookings follow school holidays, spring breaks and long weekends.
That makes property management in Kissimmee a question of fast turnovers and getting the paperwork right. A Kissimmee mailing address can sit inside city limits or in unincorporated Osceola County, and the two have different overlay maps. Our short-term rental management starts by confirming which rulebook a home falls under.
Where guests come from
- Theme-park visitors. The resort communities along the US 192 and Osceola Parkway corridors are where families stay for multi-day trips to Walt Disney World and the other Orlando parks.
- Kissimmee Gateway Airport. The city’s own Kissimmee Gateway Airport at 401 Dyer Boulevard offers fueling and aircraft storage for visiting pilots.
- Hospital visits. HCA Florida Osceola Hospital is at 700 West Oak Street in Kissimmee. Visiting families and travelling clinicians look for furnished stays close by.
- Downtown and the lakefront. The city’s Kissimmee Lakefront Park, home to Bill Hansen Plaza, draws events to the historic downtown.
Kissimmee short-term rental rules
Every vacation rental in Florida needs a license from the DBPR Division of Hotels and Restaurants under §509.241, and the state treats a unit rented more than three times a year for under 30 days as transient lodging (§509.013).
Inside city limits, Kissimmee Code §14-6-44 prohibits renting a dwelling for less than 30 days in a residential district. The exceptions are homes in the Short-Term Rental Overlay (STRO) that were approved for short-term use as part of an SRPUD or MUPUD planned unit development, or approved as a conditional use. The code history traces this rule to Ordinance 2038 of December 1994.
New short-term rental developments in the city need at least two acres and 12 units, direct access to a collector or arterial road, and a 15-foot buffer from neighborhoods not approved for short stays. Converting an existing development needs at least 80% of its owners to accept the change. The city also requires proof of the state license before it issues a business tax receipt (§40-157).
Outside city limits, Osceola County’s Land Development Code 3.12.2 allows short-term rental only in the Planned Development zoning district and only inside the county’s Short-Term Rental Overlay. The county’s STRPD page tells owners to check that map first and warns that subdivision rules may add limits.
Taxes on Kissimmee vacation rentals
Rentals of six months or less owe Florida’s 6% sales tax under §212.03 plus Osceola County’s 1.5% discretionary sales surtax, listed on DOR form DR-15DSS.
On top of that, Osceola County levies a 6% tourist development tax under County Code §13-61. The DOR’s DR-15TDT chart (R. 10/26) lists it as collected by the county. The Osceola County Tax Collector says it is not contracted with Airbnb, VRBO or any other booking platform, so the owner or manager collects and remits the 6% for every short-term booking.
How Florida Hosts manages Kissimmee rentals
Florida Hosts uses its own cleaning and maintenance staff for Kissimmee turnovers, pool checks and repairs, and guests can reach us 24/7. We also handle the paperwork: the DBPR license, the city business tax receipt where it applies, and the county tourist tax account.
For a Kissimmee resort home, Airbnb management covers listing, pricing around school holidays and park events, guest screening and turnovers. For a Kissimmee resort home we charge 18–25% of booking revenue, set out in a written quote.
If a home sits outside an approved overlay, we can run it as a furnished mid-term rental of 30 days or more where zoning and the HOA allow it, or as an annual lease with licensed brokers handling the leasing. Send us the address and a free Kissimmee rental projection follows within one business day.
Free projection · about a minute
What could your Kissimmee property earn?
Send us the address and we'll come back with real numbers for it, from a person on our team, within one business day.
Free, no obligation. Prefer to talk? Call (321) 321-2348
Step 1 of 4 · Address
What’s the address of your property?
We’ll pull real, comparable Florida listings to build your projection.
The rules
Kissimmee vacation rental rules
Inside Kissimmee city limits, renting a dwelling for less than 30 days in a residential district is prohibited unless the home is in the Short-Term Rental Overlay (STRO) and was approved for short-term use in an SRPUD or MUPUD district or as a conditional use (Code §14-6-44, §14-4-7). The city requires proof of a DBPR vacation rental license before issuing a business tax receipt (§40-157). Homes with a Kissimmee address in unincorporated Osceola County follow the county code instead, which allows short-term rental only in a Planned Development inside the county's Short-Term Rental Overlay (LDC 3.12.2).
Sources: City of Kissimmee Code §14-6-44, Short-term rentals and time-share dwellings (Municode) (checked October 2026); City of Kissimmee Code §14-4-7, Overlay districts (Municode) (checked October 2026); City of Kissimmee Code §40-157, Authority of city manager (Municode) (checked October 2026); Osceola County Land Development Code 3.12.2, Short-Term Rental Overlay (Municode) (checked October 2026)
Rules change, so always confirm the current position for your address — we will tell you exactly what applies.
- In Florida, a home rented to guests more than three times in a calendar year for stays of less than 30 consecutive days — or advertised as regularly available for such stays — is a transient public lodging establishment.Fla. Stat. §509.013(4)(a)1 (2026)
- A condominium or cooperative unit, or a house of up to four units, that is a transient public lodging establishment (and not a timeshare) is a "vacation rental" under Florida law.Fla. Stat. §509.242(1)(c) (2026)
- Each public lodging establishment, vacation rentals included, must hold a license from the Division of Hotels and Restaurants of the Florida Department of Business and Professional Regulation (DBPR).Fla. Stat. §§509.013(1), 509.241(1) (2026)
- A Florida local law may not prohibit vacation rentals or regulate how long or how often they are rented — unless that local law was adopted on or before June 1, 2011.Fla. Stat. §509.032(7)(b) (2026)
Central Florida & Orlando
Nearby areas we manage
Common questions
Kissimmee vacation rental management — FAQs
Is Airbnb legal in Kissimmee?
Yes, in the right place. Inside city limits, Kissimmee Code §14-6-44 prohibits renting a dwelling for less than 30 days in a residential district unless it sits in the Short-Term Rental Overlay (STRO) and was approved for short-term use in an SRPUD or MUPUD, or as a conditional use. Many homes with a Kissimmee mailing address are in unincorporated Osceola County, where short-term rental is allowed only in a Planned Development inside the county's Short-Term Rental Overlay (LDC 3.12.2).
What taxes apply to short-term rentals in Kissimmee?
Stays of six months or less owe Florida's 6% sales tax (§212.03), Osceola County's 1.5% discretionary sales surtax (DOR form DR-15DSS) and Osceola County's 6% tourist development tax (DOR form DR-15TDT, R. 10/26; Osceola Code §13-61). The tourist tax is collected by the county, and the Osceola County Tax Collector says it is not contracted with Airbnb, VRBO or other platforms, so owners or their managers remit it.
How do I know if my Kissimmee address is inside city limits?
Check the property's jurisdiction before anything else, because the city and the county use different overlay maps. Osceola County points owners to its Short-Term Rental overlay map and its Zoning office at 407-742-0200; inside the city, the STRO and planned unit development approvals in the Kissimmee Code decide it.
What does the city need before it issues a business tax receipt?
Kissimmee Code §40-157 requires proof of the state vacation rental license from the Division of Hotels and Restaurants before the city issues a business tax receipt for a short-term or vacation rental.
Do you also manage long-term rentals in Kissimmee?
Yes. Homes outside an approved overlay can still earn as furnished stays of 30 days or more or as annual leases, which we run with licensed broker partners handling the leasing.
Every service we run here
What we manage in Kissimmee
Short-term rental management is the heart of what we do in Kissimmee, and we manage mid-term and long-term rentals here too — with licensed brokers for the leasing.
Free projection · about a minute
Ready to put your Kissimmee home to work?
A free rental projection built from real comparable listings near you — within one business day.
Free, no obligation. Prefer to talk? Call (321) 321-2348
Step 1 of 4 · Address
What’s the address of your property?
We’ll pull real, comparable Florida listings to build your projection.
Talk to us about your Kissimmee property
Get a free rental projection — or call and ask us anything about your home.
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