Airbnb & Short-Term Rental Management in Orlando
Full-service Orlando Airbnb management and vacation rental management services for property owners across Central Florida. We handle listings, dynamic pricing, guest communication, cleaning, maintenance, and the compliance questions that decide whether an Orlando short term rental can legally operate, all starting at 15% for full service.
Full-Service Management
Orlando Airbnb Management Services, Start to Finish
Walt Disney World, Universal Orlando, SeaWorld, and the Orange County Convention Center keep Orlando vacation rental demand moving all year. Our Orlando property management services cover every part of running a short term rental here, so owners get a hassle free experience, full compliance, and more time to focus on the investment.
Listing Creation & Optimization
Professional photography and listings built for how Orlando guests search: private pools, game rooms, themed bedrooms, sleeping capacity, and drive time to the parks. Our listing services optimize listings on Airbnb, Vrbo, and Booking.com.
Orlando vacation rental guests compare dozens of similar homes on the same screen, so the first photo, the title, and the amenity list decide most bookings. Families planning a Disney or Universal Studios trip filter for a private pool, a game room, bedrooms that sleep a group, and a short drive to the parks. Convention travelers headed to International Drive care about workspace, parking, and quick access to the Orange County Convention Center.
We coordinate professional photography, write listings that answer guest questions before they ask, and keep amenities, house rules, and your DBPR license number accurate on every platform. Surge lists your property across the major booking platforms from our own account, then reviews performance monthly to optimize listings as the Orlando market shifts.
Dynamic Pricing & Revenue Management
Revenue management services with dynamic pricing tuned to Orlando's theme park calendar, school breaks, convention dates, and local events, so your rate moves with demand to maximize rental revenue.
Orlando demand follows seasonal trends you can see in the numbers. In Surge market data for the 12 months through August 2026, March was the strongest month for a typical entire-home listing, with median revenue near $5,320, while September 2025 was the softest at about $2,900. February posted the highest occupancy of the year at 73.6%. Guests also book early: the average booking lead time across the market was about 61 days, with stays averaging about five nights.
Our dynamic pricing reacts to those patterns plus local events like large conventions, holiday weeks, and new park openings, including Universal Epic Universe, which opened on May 22, 2025. We set minimum stays, gap-night rules, and last-minute discounts to stay competitive in slow weeks and capture a higher average daily rate when Orlando fills up.
24/7 Guest Communication
Around-the-clock guest communication services from booking to checkout, covering check in, park-day logistics, house rules, and anything guests need during the stay.
Most Orlando guests are families or groups on a planned trip, and they message early and often. Our team answers guest questions about check in, parking, pool heat, early arrivals, and the drive to the Disney parks, Universal, or Lake Buena Vista, and we send clear arrival instructions before guests arrive.
Good guest communication protects your reviews, your bookings, and your neighbors. We screen bookings, set expectations on occupancy and quiet hours, and step in quickly if an issue starts. That focus on the guest experience is what keeps an Orlando Airbnb property ranking well in search and earning repeat bookings.
Housekeeping & Turnover Management
Cleaning services with hotel-standard turnovers for larger properties, linen management, restocking, pool and game room checks, and photo-verified cleaning between every stay.
Orlando vacation homes often have five or more bedrooms, a pool, and a game room, which means bigger turnovers on tight same-day schedules. We schedule cleaning teams around each check-out and check in, track linens and supplies, and inspect the pool deck, game room, and outdoor areas so the next group of guests arrives to a ready home.
Florida DBPR rules also require clean bedding changed between guests and dishes sanitized between stays (or a posted notice), so our checklists are built around those standards. Every turnover ends with photos, giving you and our team a record of the property's condition.
Maintenance & Property Care
Preventive property maintenance services for Central Florida conditions: HVAC, pool equipment, humidity, storms, and the wear that comes with steady family bookings.
Central Florida heat and humidity are hard on air conditioning, pool pumps, and heaters, and a failure during a booked week costs reviews and refunds. We coordinate preventive maintenance and annual inspections of key systems, respond quickly to guest-reported issues, and keep a vetted local team of vendors for repairs.
We also plan around hurricane season, from June through November, with storm preparation for outdoor furniture and pool areas and post-storm checks. Owners get clear maintenance details and approval requests for larger work, with no hidden fees.
Compliance & Permitting
Compliance services for Orlando short term rental owners: zoning checks, Florida DBPR licensing, Orange County tourist development tax filings, and HOA or condo rules.
In the Orlando area, compliance starts with location. We confirm whether your property sits inside the City of Orlando or in unincorporated Orange County, check the zoning district, and review your HOA or condo documents before we market the home. Then we handle the Florida DBPR vacation rental license and county tourist development tax registration.
In Orange County, guests pay a combined 12.5% in taxes on a stay of six months or less: 6% Florida sales tax, a 0.5% county surtax, and a 6% Tourist Development Tax. Orange County requires a monthly return even when no tax was collected, so we track every filing and keep the details organized for each vacation rental property.
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
Orlando Areas We Serve
Where an Orlando Airbnb can legally operate depends on the city, the county, and the zoning, not just the address. These are the Central Florida areas where vacation rental demand is strongest and short-term rentals have a workable path, with Surge market data for each (12 months through August 2026, entire homes).
International Drive & Convention Center Corridor
Mostly unincorporated Orange County, this tourist district is home to the Orange County Convention Center, which calls itself the second-largest convention facility in the United States. Surge market data: about $52,200 median annual revenue at a $261 ADR, with homes booked 64% of nights. A short term rental here depends on commercial zoning or a planned development that expressly allows it.
Lake Buena Vista & Disney Springs Area
The closest vacation rental inventory to the Disney parks and Disney Springs, drawing families who want short drives and easy park days. The Epcot and Disney submarket earned about $46,600 median annual revenue at a $246 ADR, booked 62% of nights. Zoning and resort rules vary by community, so we check each address.
Windsor Hills & Formosa Gardens
Established resort communities near the US-192 corridor in unincorporated Osceola County, close to the Disney parks. Surge market data: about $49,400 median annual revenue at a $256 ADR, booked 61% of nights, with condos, townhomes, and pool homes at several price points.
ChampionsGate
The top-earning submarket in the Orlando market in Surge market data, at about $60,600 median annual revenue and a $349 ADR, booked 58% of nights. Resort amenities and larger pool homes near I-4 attract multi-family groups. Rentals follow Osceola County's short-term rental overlay and the community's own rules.
Storey Lake
A newer resort community in unincorporated Osceola County with resort amenities, townhomes, and pool homes close to the parks. Surge market data shows about $59,400 median annual revenue and a $297 ADR, with homes booked 65% of nights, one of the strongest rates among the market's resort submarkets.
Encore & Indian Ridge (Reunion Area)
Large vacation homes with resort water park amenities near Reunion, popular with big family groups. Surge market data: about $56,400 median annual revenue at a $324 ADR, booked 57% of nights. Homes this size need bigger cleaning teams and careful maintenance planning.
Four Corners & Bahama Bay
The Highway 27 area where Lake, Orange, Osceola, and Polk counties meet. The Windsor and Bahama Bay submarket earned about $50,700 median annual revenue at a $275 ADR, booked 60% of nights. Because the county can change from one street to the next, we verify the parcel before setting up taxes.
Downtown Orlando & Lake Eola Park
Inside Orlando's municipal limits, where a homeowner cannot rent an entire home for under 30 days. Downtown owners near Lake Eola Park can still earn from an owner-occupied home share, a furnished rental of 30 days or more, or a building whose zoning allows short stays. We help owners pick the compliant model before listing.
+ Serving International Drive, Lake Buena Vista, Windsor Hills, ChampionsGate, Storey Lake, Four Corners, and the wider Orlando vacation rental market
Stay Compliant
Orlando Short Term Rental Rules: City vs County
Most homes marketed as "Orlando" vacation rentals are not inside the City of Orlando at all. They sit in unincorporated Orange County, or across the line in Osceola, Polk, or Lake County, and each jurisdiction answers the short term rental question differently. The City of Orlando does not allow a homeowner to rent an entire home for under 30 days, and unincorporated Orange County limits short-term rental to specific zoning districts. Before any listing goes live, the location has to clear zoning, a Florida DBPR license, county tourist tax registration, and the HOA or condo association.
Surge checks the parcel's municipality, zoning district, and association documents before onboarding, then handles the DBPR license, county tourist development tax registration, monthly filings, and listing compliance so your Orlando vacation rental stays legal and earning.
Step One: City of Orlando or Orange County?
An Orlando mailing address does not mean the property is in the City of Orlando. Orlando's own short-term rental fact sheet tells owners to search the address on the Orange County Property Appraiser site (ocpafl.org) and check the "Municipality" field. If it says "Unincorporated," Orange County's rules apply instead. Properties in Osceola, Polk, or Lake County follow those counties' rules.
City of Orlando: No Entire-Home Rentals Under 30 Days
Inside Orlando's limits, the municipal fact sheet lists renting an entire home for 1 to 29 days as not permitted for an individual homeowner. The legal short-stay option is owner-occupied home sharing: the owner or tenant lives on site and is present, rents no more than half the bedrooms, takes one booking at a time, and hosts no more than four unrelated people or two per room, whichever is less. Rentals of 30 days or more are treated as standard residential rentals.
City of Orlando Home Sharing Registration Fees
Home sharing must be registered before advertising, and proof of registration must be linked to every online listing. Orlando lists a $275 fee for the first year, then $100 per year if the owner lives on the property or $125 per year for non-owner-occupied property. Homes in a mandatory HOA need an approval letter from the association, and tenants need notarized permission from the owner.
Unincorporated Orange County: Zoning Decides
Orange County's Zoning Division states that short-term rental (a stay of 179 days or less) is permitted only in the C-1, C-2, C-3, I-1A, I-1/I-5, I-2/I-3, and I-4 districts, or in a Planned Development where short-term rental is expressly permitted. Renting a single-family home for less than 30 days is permitted only in the R-3 district. In all other zoning districts, both are prohibited, and county Code Enforcement investigates complaints.
Florida DBPR Vacation Rental License
Florida requires a DBPR vacation rental license if you rent an entire unit more than three times a year for less than 30 days. A new single-unit license costs a $50 application fee, a $10 Hospitality Education Program fee, and a $170 annual license fee ($90 if you apply after the half-year date). Orange, Osceola, and Lake counties are in DBPR District 4, which renews April 1. Polk County is in District 3, which renews February 1.
Orange County Tourist Development Tax (6%)
The Orange County Comptroller collects a 6% Tourist Development Tax, in effect since September 1, 2006, on rentals of six months or less. Returns are due monthly on the first and delinquent after the 20th, a return is required even with no rentals, and late payments carry a penalty of 10% of the tax due or $50, whichever is greater. A property manager may file for you, but the Comptroller notes the owner is ultimately responsible.
Combined Tax Stack by County
Florida charges 6% state sales tax on transient rentals, plus each county's discretionary surtax and tourist tax. Orange County totals 12.5% (6% + 0.5% surtax + 6% TDT). Osceola County totals 13.5% (6% + 1.5% + 6%). Polk County totals 12% (6% + 1% + 5%), and Lake County totals 11% (6% + 1% + 4%). Booking platforms collect some of these taxes, but any tax a platform does not remit, including on direct bookings, stays with the owner.
HOA and Condo Association Rules
Under Florida Statute 720.306, a homeowners association may amend its documents to prohibit or regulate rentals of less than six months, or more than three rentals a year, and that amendment applies to all owners. Condominium associations are different: under Statute 718.110(13), a new rental restriction applies only to owners who consent and to later buyers. Always read the declaration before you buy or list.
State Preemption and Local Zoning
Florida Statute 509.032(7)(b) says a local law may not prohibit vacation rentals or regulate their duration or frequency, except for rules adopted on or before June 1, 2011. Local zoning, registration, and safety rules still matter in practice: Orlando and Orange County both publish and enforce the limits above, so we plan every property around the rules as they are applied today.
Insurance for Orlando Vacation Rentals
Standard homeowners policies are written for owner-occupied homes and often exclude or limit short-term rental activity. Orlando owners should carry a policy written for vacation rental use with liability coverage, and confirm any minimums required by their lender, HOA, or condo association. We verify coverage during onboarding.
Why Choose Surge
Why Orlando Owners Trust Surge
Not all property managers are the same. Here's what sets Surge apart in Orlando.
Jurisdiction-First Onboarding
We confirm city vs county, zoning district, and HOA rules before we list anything. In a market where the same "Orlando" address can fall under four different rulebooks, that check protects your investment.
Pricing Built for the Orlando Calendar
Our dynamic pricing tracks park seasons, school breaks, convention dates, and local events across Central Florida, so you maximize peak weeks, stay ahead of competing listings, and still fill the slower ones.
Operations for Larger Properties
Pool homes with game rooms and five or more bedrooms need bigger cleaning teams and tighter maintenance. Our local team is set up to manage resort-style vacation rental properties and the guests who book them.
Transparent Airbnb Management Fees
Surge is starting at 15% for full service, with no upfront fees and no hidden fees. Cancel anytime with 90 days notice, with exit terms in writing from day one.
Tax Filing and Owner Reporting
We handle county tourist development tax registration and monthly returns, and our owner reporting services send monthly statements with bookings, revenue, and expense details.
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
Orlando Airbnb Management FAQ
Not for stays under 30 days. Orlando's short-term rental fact sheet lists entire-home rentals of 1 to 29 days by an individual homeowner as not permitted. Inside Orlando's limits, the short-stay options are owner-occupied home sharing (you live on site and rent up to half the bedrooms) or a furnished rental of 30 days or more. Most Orlando vacation rental homes sit outside those limits, in Orange, Osceola, Polk, or Lake County.
Search your address on the Orange County Property Appraiser website (ocpafl.org) and look at the "Municipality" field, the same check Orlando's fact sheet recommends. "Unincorporated" means Orange County rules apply. We run this check, plus a zoning lookup, during every free property assessment.
According to Orange County's Zoning Division, short-term rental of 179 days or less is permitted only in the C-1, C-2, C-3, I-1A, I-1/I-5, I-2/I-3, and I-4 districts or in a Planned Development that expressly permits it, and single-family rentals under 30 days are permitted only in R-3. A standard single-family district such as R-1 is not on that list, so check the zoning before you buy.
Surge is starting at 15% for full service, with no upfront fees and no hidden fees, and you can cancel anytime with 90 days notice. Full service includes listings, dynamic pricing, guest communication, cleaning coordination, maintenance, and tax filings. When comparing Airbnb management fees across Orlando management companies, check what is included, since some sell a half service management or co-host tier where the owner still handles cleaning or maintenance.
In Surge market data for the 12 months through August 2026, the median entire-home listing in the Orlando market earned about $50,550 in rental revenue, with a $254 average daily rate and 61% occupancy, up 3.0% year over year. Results vary widely by location: ChampionsGate led at about $60,600, while Downtown Orlando listings earned about $33,100. Ask for a free estimate for your specific property type and address.
In Orange County, the total is 12.5%: 6% Florida sales tax, a 0.5% county discretionary surtax, and the 6% Orange County Tourist Development Tax. Osceola County totals 13.5% and Polk County totals 12%. Orange County returns are due monthly, even with zero rentals, and are delinquent after the 20th.
Yes, if you rent the entire home more than three times a year for less than 30 days. The Florida DBPR vacation rental license costs $230 for a new single unit ($50 application, $10 education fee, $170 license), and Orange County properties renew every April 1. Renting individual rooms is not licensed by DBPR, though city and county rules still apply.
Yes. Under Florida Statute 720.306, an HOA can amend its documents to prohibit or regulate rentals of less than six months, and that change applies to every owner. Condo associations work differently: a new rental restriction generally binds only owners who consent and later buyers. We review your association documents before onboarding.
Spring is the strongest stretch. In Surge market data, March produced the highest median monthly revenue, February the highest occupancy, and July was close behind March for revenue. Late summer and September are the softest weeks, so pricing and minimum-stay strategy matter most then.
Both. Orlando family groups book whole homes on both Airbnb and Vrbo, and Booking.com reaches another set of guests. We list your Orlando Airbnb property across all three and manage one calendar so bookings never overlap.
Surge lists properties on its own account, which lets our team manage pricing, messaging, and reviews at full speed. Both models are common in vacation rental management, and whichever you choose, insist on written exit terms that spell out how your calendar and future bookings transfer if you leave.
Yes. Our Orlando Airbnb management covers the wider Central Florida vacation rental market, including Kissimmee, ChampionsGate, Reunion, Davenport, and Four Corners. Each county has its own tax registration and rules, and we set up the right one for your location.
A full service Airbnb property manager runs the rental business for you: creating and updating listings, setting dynamic pricing, answering guests, scheduling cleaning, handling maintenance, and filing taxes. Surge's Airbnb property management services cover all of it, so homeowners can focus on the investment instead of daily operations. Good property management should maximize revenue while protecting the home, the reviews, and your relationship with neighbors and the HOA.
Compare more than the fee. Ask each management company in Orlando which services are included, how they handle Orange County zoning and tourist taxes, who owns the listing, and what the exit terms are in writing. If you already work with a property manager, contact us for a free assessment: we review your notice period, plan around existing bookings, and relaunch with new photos and pricing, usually within two weeks.
From the Blog
Orlando Vacation Rental Resources
Guides for Orlando and Central Florida Airbnb property owners on management companies, licensing, taxes, and insurance.
Best Airbnb Management Companies in Orlando (2026)
Orlando Airbnb management companies compared by fees, services, and coverage, plus the city vs county rules every owner should check first.
7 Best Airbnb Management Companies in Kissimmee, FL (2026)
Kissimmee and Osceola County managers compared by fee, resort coverage, and county rules, for owners near Disney.
How to Get a Florida Vacation Rental License (DBPR)
Who needs a DBPR license, what it costs, district renewal dates, and the step-by-step application.
Florida Short Term Rental Laws (2026)
State preemption, DBPR licensing, taxes, and local ordinances across Florida's major vacation rental markets.
Florida Airbnb Insurance: What Owners Actually Need
Hurricane deductibles, flood, condo gaps, and liability coverage for Florida vacation rental owners.
Surge Intelligence
Orlando Short-Term Rental Market Data
Live performance data across 40,956 Orlando short-term rentals — revenue, occupancy, top neighborhoods, and Surge Score™ ratings.
$4,216
Avg Monthly Revenue
$252
Avg Daily Rate
61%
Avg Occupancy
40,956
Active Listings
Go deeper: the best Orlando neighborhoods for Airbnb, ranked by revenue and Surge Score, and the Orlando short-term rental regulations every operator needs to know.
We underwrite every deal with the Surge Score™, our proprietary STR investment rating.
Ready to Maximize Your Orlando Vacation Rental?
Get a free revenue estimate for your Orlando Airbnb property. We confirm your jurisdiction, review zoning and HOA rules, and show what your vacation rental property could earn with our Airbnb property management services, no commitment required.
We cap our portfolio to protect quality, limited spots available in the Orlando market.