Osceola County · Disney Corridor
Celebration vs Reunion Resort
Both are near Disney World, but built for different buyers entirely. Celebration is a primary-residence community; Reunion is an STR investment resort. The wrong choice is expensive.
Side-by-Side Comparison
| Factor | Celebration | Reunion Resort |
|---|---|---|
| County | Osceola County | Osceola County |
| Developer | The Walt Disney Company (original) | Reunion Resort & Club |
| Typical price range | $380K–$1.2M+ (primary residence focus) | $350K–$1.5M+ (STR/investment focus) |
| Primary buyer | Primary residents, Disney employees, families | STR investors, vacation home buyers |
| Short-term rental rules | STR largely restricted — HOA prohibits in most neighborhoods | STR explicitly permitted — designed for vacation rental income |
| Golf | No golf within community | Three signature courses — Palmer, Watson, Nicklaus |
| Disney proximity | ~5 min to Disney gates | ~10–15 min to Disney via US-192 |
| School district | OCSD — Celebration HS | OCSD — Poinciana HS zone |
| Community character | New Urbanist small-town — walkable, front porches, town square | Resort community — pools, clubhouse, vacation atmosphere |
| HOA fees | Moderate — town maintenance, parks | Higher — resort amenities, pools, concierge |
Choose Celebration if:
- ✓Primary residence — Disney employee or families who want community character
- ✓New Urbanist walkable town design with town square and restaurants
- ✓Closest residential address to Disney World (5 min to gates)
- ✓Stable neighborhood without vacation rental traffic
- ✓Celebration HS school zone in Osceola County
Choose Reunion if:
- ✓Short-term rental income is the primary investment thesis
- ✓Three signature golf courses (Palmer, Watson, Nicklaus)
- ✓Resort amenity package — pools, lazy river, waterpark
- ✓Vacation home with management company on-site
- ✓More flexible HOA allows rental activity and marketing
The STR Question: Why This Decision Matters
The single most important difference between Celebration and Reunion is short-term rental policy. Buyers who purchase in Celebration expecting Airbnb or VRBO income will discover that most HOA governing documents prohibit it — and enforcement is real. Buyers who purchase in Reunion expecting a quiet primary-residence community will discover that their neighbors rotate every 3–7 days and the community feels like a hotel.
This isn't a minor preference difference — it determines whether your investment thesis works. Reunion's STR income projections require high occupancy; Celebration's value is built on residential stability. Know which you're buying before you write an offer.
Celebration: Disney's Town, Not a Theme Park
Celebration was developed by The Walt Disney Company in the 1990s as a New Urbanist planned community — not a tourist attraction. The original vision was a town with genuine civic infrastructure: schools, a medical center, a town square, and neighborhoods designed for daily life rather than vacation. That vision largely succeeded: Celebration has a community identity, a farmers market, a town square with restaurants and retail, and a residential character that's authentically neighborly rather than resort-transient. Disney sold its interest in Celebration years ago, but the planning legacy remains in every front porch and pedestrian-scaled street.
Frequently Asked Questions
Can I do short-term rentals in Celebration?
Most Celebration neighborhoods prohibit or significantly restrict short-term rentals through HOA covenants. Celebration was designed as a primary residence community — the Disney-era planning prioritized neighborhood stability over vacation rental income. Some specific buildings or phases have different rules, but buyers considering Celebration for STR income should verify their specific unit or home's rental policies before purchase. Buyers who want STR income in the Disney corridor should look at Reunion, ChampionsGate, or Windsor Hills instead.
Is Reunion Resort a good investment for short-term rentals?
Reunion was explicitly designed for vacation rental investment — STR is permitted and common throughout the community. Reunion's three signature golf courses (Palmer, Watson, Nicklaus), resort pools, lazy river, and proximity to Disney (10–15 min) create the amenity package that drives vacation rental bookings. Gross annual revenue for well-managed Reunion STR properties ranges from $40,000–$120,000+ depending on property size, location within Reunion, and management quality. Reunion has a Resort Management company on-site and third-party management is widely available.
Which community is closer to Disney World?
Celebration is closer to Disney World's main gates — approximately 5 minutes to the Disney Springs / US-192 entrance. Reunion is approximately 10–15 minutes via US-192 west. For daily Disney employee commutes, Celebration's proximity is a meaningful advantage. For vacation rental guests driving from Disney, the 10-minute difference is negligible. Both communities are among the closest residential options to Walt Disney World in Osceola County.
What are Reunion Resort's HOA fees?
Reunion Resort has multiple levels of fees: a master association fee, neighborhood-level HOA fees, and optional club membership fees for golf access. Total carrying costs — master HOA, neighborhood HOA, and standard club membership — typically run $600–$1,200/month depending on property type and which neighborhoods' fees apply. These are significant costs that buyers must factor into any STR income analysis. The fees fund Reunion's resort-level amenities (pools, waterpark, concierge, security) that drive STR bookings — they're not simply overhead.
Compare Celebration and Reunion properties
Ryan Solberg covers both communities and can walk you through the STR rules, HOA fees, and investment math for either. Tell him your goals.