Airbnb & Short-Term Rental Management in Kissimmee
Professional Airbnb and vacation rental management for Kissimmee property owners. From resort-style vacation homes near Disney to Reunion Resort estates, we handle every aspect of your Orlando-area rental, guests, turnovers, pricing, and compliance.
Full-Service Management
Everything Your Kissimmee Property Needs
Kissimmee is the vacation home capital of Central Florida, theme park tourists, family groups, and international visitors drive year-round demand. Our team manages every detail.
Listing Creation & Optimization
Professional photography showcasing private pools, game rooms, themed bedrooms, and resort amenities. Listings optimized for the theme park vacation market across Airbnb, Vrbo, and Booking.com.
Dynamic Pricing & Revenue Management
Revenue optimization calibrated for Orlando's theme park calendar, holiday peaks, spring break, summer vacation, and event-driven demand from conferences, marathons, and festivals.
24/7 Guest Communication
24/7 guest communication with theme park expertise, park tips, dining reservations, grocery delivery coordination, and local attraction recommendations. Multilingual support for international guests.
Housekeeping & Turnover Management
Resort-quality turnovers with pool inspections, game room maintenance, themed bedroom attention, and thorough cleaning for large vacation homes (4-8+ bedrooms). Photo verification on every turnover.
Maintenance & Property Care
Vacation home maintenance including pool equipment, HVAC systems, game room equipment, appliance servicing, and the exterior maintenance that resort community standards require.
Compliance & Permitting
Full compliance including DBPR registration, Florida sales tax, Osceola County tourist development tax (6%), and resort community regulations. Combined tax rate approximately 13%.
Owner Testimonials
What Our Property Owners Say
"Surge is top notch and provides great value for what they do. They are worth every penny. My wife and I are realtors with our own team, and Surge is our go-to STR company for our clients who have short-term-rental properties."
"I've been very happy with Surge property management. They do a great job with our property. We can be completely hands off and they handle anything and everything. We're getting great reviews from guests and the bookings are growing."
"Amazing crew very knowledgeable and years of experience!! Definitely the correct choice!! Thank you guys so much!!"
"Highly recommend Humberto for all of your investing and property management needs! Whether its buying or managing a short term rental his knowledge and experience makes him by far the best option around. Will 100% be working with Surge again in the future!"
Local Expertise
Kissimmee Communities We Serve
Kissimmee's vacation rental market is centered around resort communities and master-planned developments near Disney, Universal, and the Orlando attractions corridor.
Reunion Resort
Premier resort community with three golf courses (designed by Watson, Palmer, and Nicklaus), water park, and luxury amenities. High-end vacation homes command $300-$600+ per night. Attracts affluent families and golf groups. HOA-regulated with specific rental guidelines.
Champions Gate
Master-planned resort community near Disney's south entrance. Oasis Club amenities, water slides, and proximity to parks drive strong family demand. Mix of townhomes and large single-family homes. Growing inventory but consistent demand keeps occupancy strong.
Storey Lake Resort
Newer resort community with modern amenities, lazy river, splash pad, and clubhouse. Townhomes and condos attract families seeking resort-style stays near Disney. Lennar-built properties with contemporary finishes. Strong rental history and professional management community.
Windsor Hills
One of the original and most popular Kissimmee resort communities. Walking distance (or short drive) to Disney's main gate. Established rental track record with strong repeat guest base. Mix of condos, townhomes, and single-family homes at various price points.
Solara Resort
Modern resort community with upscale amenities, resort pool, fitness center, and conference facilities. Attracts families and corporate groups. Contemporary townhomes with private pools. Growing community with strong developer support for rental owners.
Encore Resort
Water park resort community with premium vacation homes. The Aqua Park is a major selling point, guests choose Encore specifically for the water park amenities. Larger homes (5-9 bedrooms) attract multi-family groups. Premium pricing reflects the resort's unique water park offering.
Paradise Palms / Bella Vida
Mid-range resort communities offering value-oriented vacation homes. Families on a budget who still want pool and resort amenities. Lower nightly rates but strong occupancy. Townhomes and smaller single-family homes are the primary inventory.
Davenport / Highway 27 Corridor
The broader Kissimmee-Davenport corridor along Highway 27. More spread out with a mix of standalone vacation homes, resort communities, and residential neighborhoods. Properties here compete on value, lower nightly rates with pool access and proximity to parks (15-25 minutes to Disney).
+ Serving Kissimmee, Davenport, Champions Gate, Reunion, and the Greater Orlando vacation rental corridor
Stay Compliant
Kissimmee STR Regulations
The first question for any Kissimmee-area vacation home is which county it sits in. Reunion, Champions Gate, Storey Lake, Windsor Hills, Solara, Encore and most of the Highway 27 corridor are in unincorporated Osceola County. A property inside the actual City of Kissimmee limits (roughly the older grid around downtown and US-192) needs a separate city Business Tax Receipt on top of the county paperwork. And some Davenport-area addresses that read like Kissimmee are actually across the line in Polk County, which runs its own tax rate. All three layers, plus the DBPR and the resort HOA, need to line up before a listing goes live.
Surge confirms your exact jurisdiction (Kissimmee city limits, unincorporated Osceola County, or Polk County) before onboarding, then manages every layer that follows: DBPR licensing, the correct county tax registration and filing, and resort community coordination.
Unincorporated Osceola County: STRPD Zoning Overlay
Reunion, Champions Gate, Storey Lake, Windsor Hills, Solara, Encore and most of the Highway 27 corridor sit in unincorporated Osceola County under the Short Term Rental Planned Development (STRPD) framework. Before listing, owners must confirm their parcel falls inside the county's short-term rental overlay map (osceola.org); most resort-community lots already qualify, but standalone homes outside a platted STR subdivision may not.
City of Kissimmee: Separate City Business Tax Receipt
A property inside the actual City of Kissimmee limits needs a City of Kissimmee Business Tax Receipt in addition to the county paperwork below. Osceola County's tax collector confirms this directly: a business located within a city limit requires both a municipal license and a County Local Business Tax Receipt. Check your address against the city limits before assuming you only need the county process.
Osceola County Local Business Tax Receipt ($30/year)
Every short-term rental in unincorporated Osceola County (and, additionally, inside city limits) needs a Local Business Tax Receipt (LBTR) from the Osceola County Tax Collector. New receipts run $15-$45 depending on when in the year you apply; existing receipts renew annually for $30, due by September 30. Late renewal adds delinquent fees starting at $3 in October and increasing each month.
Florida DBPR Vacation Rental License
All Kissimmee-area rentals need a Florida DBPR vacation rental license: a $50 application fee, a $10 Hospitality Education Program (HEP) fee, and a license fee of $170/year for a single unit or $180/year for a 2-25 unit group license (half-year fees are available closer to renewal). Osceola and Orange counties renew under DBPR District 4, with licenses due April 1 each year. Fire safety inspection and proof of insurance are required before the license issues, and the license number must appear on every listing.
Osceola County Tourist Development Tax (6%)
Osceola County has charged a 6% Tourist Development Tax on short-term rentals since July 1, 2004, one of the higher county rates in Florida. Osceola is not contracted with Airbnb, Vrbo, or Evolve to collect this tax on an owner's behalf: the property owner or manager must register directly with the county, pay a $5 application fee, and file (monthly for a new registration's first year, then possibly quarterly) with the county, separately from whatever Airbnb or Vrbo remits for state sales tax.
Combined Osceola Tax Stack: 13.5%
Layered together, an Osceola County short-term rental owes 6% Florida state sales tax, plus a 1.5% Osceola County discretionary surtax, plus the 6% county Tourist Development Tax, for a combined 13.5% on gross rental income.
Davenport / Polk County: A Different Tax Rate
Some addresses that read like Kissimmee, particularly parts of the Highway 27 corridor near Davenport, actually sit across the county line in Polk County, not Osceola. Polk County's Tourist Development Tax is 5% (versus Osceola's 6%), plus a 1% Polk surtax, for a combined 12% instead of Osceola's 13.5%. Polk registration and filing go through the Polk County Tax Collector, a separate office from Osceola's. Confirming which county a parcel actually sits in, before assuming the Osceola rules apply, avoids under- or over-collecting tax from guests.
Resort HOA & Community Rental Programs
Reunion, Champions Gate, Storey Lake, Windsor Hills, Solara and Encore each run their own rental rules on top of the county and state requirements: guest registration at a gatehouse, pool wristbands or key cards, parking limits per bedroom, quiet hours, and in some communities a mandatory in-house rental program or a list of approved property managers. Violating a resort's rental rules can trigger HOA fines or a temporary suspension of gate access, independent of any county enforcement.
Safety & Pool Barrier Requirements
DBPR licensing requires working smoke detectors, fire extinguishers, posted evacuation routes, and a passed fire safety inspection. Florida's pool barrier law (F.S. 515.27) requires an approved barrier, alarm, or safety cover for any pool accessible to guests, which matters in Kissimmee given how many vacation homes here are built around a private pool.
Insurance Requirements
A standard homeowner's policy typically excludes short-term rental use. Osceola-area vacation homes, especially larger 4-8+ bedroom properties with pools and game rooms, need a landlord or short-term-rental-specific policy with adequate liability coverage; resort HOAs may also set their own minimum coverage requirements as a condition of participating in the community's rental program.
⚠️ Enforcement: DBPR, County, and HOA All Act Independently
Unlicensed properties face DBPR fines and platform delisting; unregistered LBTR or TDT accounts face Osceola or Polk County penalties and back taxes; and resort HOAs enforce their own rental-program violations separately, with fines or loss of gate access. A single property can be out of compliance with one layer while fully compliant with the others, so each layer has to be checked and maintained on its own.
Why Choose Surge
Why Kissimmee Owners Trust Surge
Not all property managers are the same. Here's what sets Surge apart in Kissimmee.
Theme Park Market Expertise
Kissimmee's revenue is driven by the Disney/Universal calendar, not generic tourism patterns. Our pricing captures holiday premiums, spring break peaks, and event-driven demand that generic algorithms miss.
Large Home Operations
Kissimmee vacation homes are big, 4-8+ bedrooms with pools, game rooms, and resort amenities. We manage the complex operations that large vacation homes require: bigger cleaning teams, more maintenance, more guest coordination.
Resort Community Navigation
Reunion, Champions Gate, Storey Lake, each community has its own rules. We know the regulations, the management expectations, and the operational nuances of every major Kissimmee resort community.
International Guest Support
Kissimmee draws heavily from Brazil, UK, and Latin America. Our multilingual guest team communicates in English, Spanish, and Portuguese, matching the market's international guest base.
Full Multi-Layer Compliance
DBPR licensing, a 13.5% combined Osceola County tax stack (12% if your parcel is actually in Polk County), and resort community rules create a complex compliance landscape. We manage every layer so you can focus on your investment returns.
Simple Process
How It Works
Getting started takes less than a week. Cancel anytime with 90 days notice — no upfront fees.
Free Property Assessment
We evaluate your property, research comparable listings in your neighborhood, and provide a detailed revenue projection — no commitment required.
Launch & Optimize
Professional photography, compelling listing creation, permit registration, and multi-platform syndication. Your property goes live within 2 weeks.
We Manage, You Earn
Sit back while we handle everything — guests, cleaning, maintenance, pricing, compliance. You receive monthly owner statements with full transparency.
Common Questions
Kissimmee Airbnb Management FAQ
From the Blog
Kissimmee Vacation Rental Resources
Guides and insights for Kissimmee and Orlando-area vacation rental owners.
Best Airbnb Management Companies in Kissimmee (2026)
A comparison of Kissimmee's top vacation rental management companies, who handles Disney-area properties best and what owners should expect.
How to Pick an Airbnb Cleaner in Kissimmee
Large vacation homes need specialized cleaning teams. What Kissimmee owners should look for, pricing expectations, and when to switch to managed cleaning.
Orlando Short-Term Rental Laws (2026 Guide)
Regulations for vacation rentals in the greater Orlando/Kissimmee area, DBPR registration, county taxes, and community rules that every owner needs to know.
Florida Short-Term Rental Laws (2026 Guide)
Florida's DBPR registration, tax structure, and local regulations statewide, the broader compliance picture behind Kissimmee and Osceola County's own rules.
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