Osceola County · ZIP 34747 · 6 Miles to Disney
Reunion Resort, Florida
The only community in the world with Jack Nicklaus, Arnold Palmer, and Tom Watson signature courses — resort amenities, short-term rentals permitted, 10 minutes from Walt Disney World.
Reunion Resort Overview
Osceola County · Master-Planned Resort · Est. 2001
From citrus groves to the world's most decorated golf community
In 2000, developer Bobby Ginn purchased 2,300 acres of former citrus groves — known as Magnolia Creek — from the Herman J. Heidrich family for $42 million. His vision was ambitious: a luxury resort community purpose-built for multi-generational family gatherings, centered on championship golf, with a hotel, waterpark, and resort infrastructure that competed with the best private clubs in Florida.
The first priority sales event in December 2001 sold $40 million in home sites in 16 hours. The Arnold Palmer and Tom Watson courses opened in 2003–2004. The Jack Nicklaus Tradition Course followed in 2007 — the moment Reunion became the only golf community in the worldwith three signature courses designed by three different legends of golf's defining eras. The Reunion Grande hotel earned an AAA 4-Diamond rating the same year.
The 2008 financial crisis hit Reunion hard — The Ginn Company filed for bankruptcy and home values fell approximately 90% at trough. Salamander Hotels & Resorts assumed management in 2011; Kingwood International Resorts (Georgia) acquired the resort in 2019. Today Reunion is fully stabilized, with active construction in new neighborhoods and a $1 billion expansion announced in 2022 centered on a 10-acre crystal lagoon north of the Grande.
The defining characteristic that sets Reunion apart from every other luxury gated community in Central Florida is the explicit short-term rental permission built into its governing framework. While most comparable communities have moved to restrict or eliminate STR, Reunion was designed around it — and that permission is structural, not procedural.
Reunion Resort Anchors
- ✦ Jack Nicklaus Tradition Course — Parkland design, TifEagle greens
- ✦ Arnold Palmer Legacy Course — Hilly, strategic, Florida native landscape
- ✦ Tom Watson Independence Course — Links design, ~120 bunkers
- ✦ STR Permitted — Airbnb, VRBO, professional management
- ✦ Reunion Grande Hotel — AAA 4-Diamond, rooftop pool, spa
- ✦ 5-Acre Waterpark — Lazy river, slides, cabanas
- ✦ 12 Community Pools — Including Seven Eagles complex
- ✦ Leadbetter Golf Academy — On-site simulator & instruction
What people get wrong
Encore Resort at Reunion is a separatecommunity with its own HOA and gate — Encore residents do not have access to Reunion's three golf courses. When evaluating any property, confirm whether it is inside Reunion Resort proper or in an adjacent community.
The defining feature — exists nowhere else on Earth
Three signature courses. Three legends. One community.
Jack Nicklaus, Arnold Palmer, and Tom Watson each designed a championship course within Reunion Resort's 2,300 acres. No other golf community in the world can make this claim.
Opened 2003–2004
Arnold Palmer Legacy Course
Designer: Arnold Palmer
Hilly · Uneven lies · Strategic layup game
Undulating, hilly layout that forces shot-making off uneven lies — the most physically demanding of the three. Natural Florida preserve areas, oak trees, and water features frame the holes. Named the "Legacy" in honor of Palmer's design career.
Palmer's course rewards the local knowledge player who studies approach angles. The tree-lined corridors and shifting elevations create a different character from hole to hole — no two look alike.
Opened 2003–2004
Tom Watson Independence Course
Designer: Tom Watson
Links · ~120 bunkers · Wide fairways
Watson's links-inspired design with approximately 120 bunkers of varying sizes and shapes — the most Scottish of the three courses. Wide fairways invite the aggressive drive; the bunker placement demands precise approach decisions. Named the "Independence" to honor American golf independence.
Rolling contours, expansive greens, and strategic bunkering throughout. The design explicitly favors golfers who can think their way around a course rather than overpower it. The most visually distinctive of the three.
Opened 2007
Jack Nicklaus Tradition Course
Designer: Jack Nicklaus (with Jack Nicklaus II)
Parkland · Water hazards · TifEagle greens
Considered the most technically challenging of the three — parkland-style layout with fast TifEagle greens and water hazards throughout. Designed with Jack Nicklaus II; the Nicklaus Clubhouse overlooking the 18th green is the crown jewel of Reunion's club facilities.
The Nicklaus Clubhouse (completed 2024 renovation) features Traditions Restaurant with indoor and outdoor dining overlooking the 18th green, a Leadbetter Academy Golf Simulator, a fully stocked pro shop, and men's and women's locker rooms. The opening of this course in 2007 gave Reunion the world-first three-legend distinction.
All three courses are par-72. GPS-enabled golf carts with real-time distance data are available on all courses. Guest tee times are available through the resort at walk-up rates; club members receive preferential pricing (Platinum tier) or resort rates (Gold tier).
Reunion Club Membership
Membership is property-tied — due diligence required
Club memberships at Reunion are attached to specific properties. If a membership has lapsed, the new owner cannot obtain one independently — only by acquiring a property with an active membership can a buyer gain club access. Always verify membership status before contracting.
Gold Membership
Platinum Membership
STR rental guests and amenity access
Short-term rental guests can only access Reunion's waterpark and resort amenities if the property is managed by one of four Preferred Partners: Jeeves, Florida Vacation Homes, Magical Vacation Homes, and Top Tier. Properties managed independently (self-managed on Airbnb/VRBO) do not qualify for guest waterpark access — a material competitive disadvantage in a market where the waterpark is a booking driver.
Resort Amenities
A full resort. In your backyard.
Reunion's amenity infrastructure is what separates it from pure STR communities like Storey Lake or Windsor Hills. Guests and residents have access to a genuine resort experience — which translates directly into higher nightly rates and repeat bookings.
Reunion Waterpark
5-acre on-site private waterpark with lazy river, water slide, kids' aquatic playground, and poolside cabana rentals — exclusive to residents and registered guests
12 Community Pools
Seven Eagles complex, Bear's Den pool, and sub-community pools throughout — each with distinct character and access rules by neighborhood
Tennis & Pickleball Center
Multiple courts with instruction programs, league play, and USTA events; included with club membership access
Reunion Grande Hotel
On-site AAA 4-Diamond hotel (opened 2007) with spa, rooftop pool, multiple restaurants, concierge, meeting space, and event infrastructure
Leadbetter Golf Academy
On-site Leadbetter Academy simulator in the Nicklaus Clubhouse — one of the most recognized instruction brands in the world
Bocce Ball, Mini Golf & Playgrounds
Multiple community amenities within walking distance in Reunion's resort core — relevant for family vacation use
Dog Park & Walking Trails
Golden Bear Park features a shaded dog park, butterfly garden, and lawn areas; trail connections through the resort interior
Shuttle Service to Disney
Resort-operated shuttle to Walt Disney World — a practical advantage for guests who don't want to deal with Disney parking
On-Site Dining (7 venues)
Traditions Restaurant, chophouse, sushi bar, poolside grille, and additional dining through the Grande — meaningful for an investment property (guests rarely need to leave the resort)
Fitness Center & Spa
Full fitness facility and spa services through the Reunion Grande — Platinum members receive preferred pricing
Short-Term Rental Market
The STR investment case — honest numbers
Reunion Resort's STR permission is structural. The numbers below are honest market context — not the glossy projections in a sales brochure.
Market Baseline (Kissimmee / Osceola)
- ✦ Occupancy baseline: ~56% (~204 nights/year)
- ✦ ADR (all property types): ~$280/night baseline
- ✦ Gross revenue estimate: ~$57,200/year baseline
- ✦ Premium villa premium: $350–$500/night ADR for 6–8BR resort pool homes with active membership and Preferred Partner management
- ✦ Gross at premium: $90,000–$130,000+/year for well-positioned 6–8BR
Annual Operating Cost Factors
- ✦ Management fee: 10–20% of gross revenue
- ✦ Osceola County STR tax: 12% on gross rental income (6% TDT + 6% FL sales tax)
- ✦ HOA (sub-community + master): $300–$1,100/month by property type
- ✦ Club membership (if active): $420–$660/month
- ✦ Cleaning turnovers: $150+ per turnover
- ✦ CapEx reserve: 5–15% of gross revenue recommended
The Honest Investment Frame
Most Reunion pool homes at current prices ($600K–$1.2M) do not produce positive cash flow with a standard 20% down / 30-year mortgage. The investment case is appreciation + income over a 15–25 year hold, not year-one yield. Buyers expecting to cover their mortgage and expenses in year one will need a significant down payment (40–50%) or a very high-performing rental operation.
Buyers who do produce competitive returns share three characteristics: active club membership (Platinum) intact on the property; enrollment with a Preferred Partner manager; and a 6–8BR floor plan with a themed game room and professionally photographed pool area. The delta between a managed and an unmanaged property at Reunion is not marginal — it is 30–50% of gross revenue.
Villages & Neighborhoods
11 sub-communities — prestigious to accessible
Reunion West (larger lots, more custom construction) and Reunion East (more condos, townhomes, closer to the Grande) serve different buyer profiles. Confirm which side of the resort your target property is on — and whether it carries an active club membership.
The Bear's Den
$1.5M–$5M+
Custom estates · Nicklaus 18th fairway
Single-family
Reunion's most exclusive enclave — gated within the gate, overlooking the Nicklaus Tradition Course's 18th fairway. Homes run 4,000–9,000+ sqft on 50-ft lots. A 1.5% royalty fee applies at closing. Includes Golden Bear Park with dog park, playground, and a practice putting green. The Jack Nicklaus Grand Club clubhouse is steps away.
Legends Corner
$1.2M–$4M+
Large estates · golf views
Single-family
Single-family homes from 4,000–15,000+ sqft on 55-ft lots along Muirfield Loop and Palmilla Court. One of Reunion West's most prestigious addresses — the name references the three golf legends whose courses anchor the community.
Heritage Preserve
$1M–$3.5M+
Largest West section homes
Single-family
Single-family residences from 3,000–19,000+ sqft on 55-ft lots — the most spacious home range in Reunion West. Popular with extended-family buyers and operators running premium mega-villa STR programs.
Eagle Estates
$900K–$3M+
Widest lots · 80-ft · parade homes
Single-family
Single-family on 80-ft lots along Grand Traverse Parkway, Twin Eagles Loop, and Coyote Creek Way — the widest lots in Reunion, allowing pool and outdoor living builds that don't feel cramped. Homes 2,600–17,000+ sqft.
Masters Landing
$700K–$2.5M
Pool homes · Nicklaus course access
Single-family
Single-family pool homes 3,000–14,000+ sqft on 35-ft lots along Golden Bear Drive and Loxahatchee Court. The mid-tier workhorse segment — most of Reunion's active 5–7BR STR inventory lives here.
The Homestead
$600K–$2M
Family scale · community pool
Single-family
Single-family from 1,900–11,000+ sqft on 50–55 ft lots with community pool access. One of Reunion East's more established single-family villages — a mix of primary residents and STR operators.
Seven Eagles
$300K–$750K
Condos & townhomes · golf course views
Condos / townhomes
Condo and townhome community built 2003 directly across from the Reunion Grande. Units range from 823 sqft 1BR condos to 2,124 sqft 3BR townhomes. Linear Park, community pool, fitness center, and on-site bar/grille. HOA: $553–$1,130/month depending on unit size.
Heritage Crossing
$280K–$600K
Condos & townhomes · Palmer course views
Condos / townhomes
Condos and townhomes built 2005 with views of the Arnold Palmer Legacy Course. Condos run 1,344 sqft; townhomes 2,069 sqft with 2.5 baths. Two community pools, 24-hr gate, HOA ~$650/month all-in.
Eagle Trace
$380K–$600K
Newest townhomes · 2020–2021
Townhomes
Townhomes built 2020–2021 with 3–4 bedrooms, 1,659–2,621 sqft, 1–2 car garages, and community pool. Reunion's most recently constructed townhome offering — modern finishes without the custom-build premium.
Spectrum+
$350K–$700K
Modern condos · 2020–2023
Condos
Modern condo community built 2020–2023, offering 3–5 bedrooms and 1,491–2,630 sqft. Clubhouse, fitness center, community amenities. HOA: $470–$949/month. The newest condo product in Reunion Resort.
Carriage Pointe
$280K–$480K
Entry townhomes · 2004–2006
Townhomes
3–4 bedroom townhomes (1,686–1,862 sqft) built 2004–2006 with 1-car garages and a community pool. Reunion's most accessible entry point — popular with buyers who want the address and gate without the estate-home price tag.
Schools · Osceola County School District · ZIP 34747
Schools matter less here — but here's the honest picture
Roughly 70% of Reunion Resort homes are vacation rentals or second homes. For most buyers, school zoning is not a primary consideration. The ~30% who are full-time or part-time residents with school-age children should know the following.
Zoned Public Schools (ZIP 34747)
- Westside K-8 School (PreK–8)
2551 Westside Blvd, Kissimmee · Niche: C rating · Osceola County School District
Enrollment ~1,665 · Student-teacher ratio 18:1 - Celebration High School (9–12)
510 Campus St, Celebration, FL 34747 · Niche: A-minus
Programs: Air Force JROTC · Residential Property Management
Always confirm zoning with the Osceola County School District's school finder before closing — boundary lines can shift.
Private School Alternatives
- Celebration K–8 Independent School — Celebration-adjacent, 15–20 min from Reunion
- The First Academy (Orlando) — PK–12 Christian, Niche A+, ~$26,800/yr, ~25 min via I-4 north
- Father Lopez Catholic High School — Daytona-area, further commute — not practical
- Lake Buena Vista area private options — within 15–20 min depending on location
The school profile here is meaningfully weaker than Dr. Phillips or Winter Park. Buyers prioritizing school quality over investment yield should look north on I-4.
Commute & Access
10 minutes to Disney. Built for resort access, not corporate commute.
Reunion is optimized for Disney/Universal access and resort living. MCO and Downtown Orlando are further than from Dr. Phillips or Winter Park — the tradeoff is intentional.
| Destination | Drive Time | Route / Notes |
|---|---|---|
| Walt Disney World main gate | ~10–15 min | US-192 west — closest Disney corridor community |
| EPCOT / Hollywood Studios | ~12–17 min | US-192 to I-4 east |
| Universal Orlando | ~20–25 min | I-4 north — moderate traffic on I-4 |
| Orlando International Airport (MCO) | ~35–40 min | US-192 east to FL-417 — longer than Disney-side communities |
| Downtown Orlando | ~35–45 min off-peak | I-4 north — budget 50–60 min PM peak |
| ChampionsGate (adjacent) | ~5 min | US-27 north — immediate neighbor |
| Celebration | ~10–12 min | US-192 east — same county, similar corridor |
| Kissimmee | ~15–20 min | US-192 east into downtown Kissimmee |
| Sand Lake Road / Restaurant Row | ~20–25 min | I-4 north to Exit 74A |
| Beaches (Cocoa) | ~60–70 min | US-192 east to FL-528 Beachline |
Market Data · ZIP 34747 · 2025–2026 Context
Reunion trades in five tiers — know which one you're in
Reunion's price range is wider than most buyers expect — from $280K townhomes to a $14.24M mega-villa (the county's all-time record). Due diligence on HOA fees, club membership status, and rental performance data is essential regardless of tier.
| Tier | Price Range | Terms | Examples |
|---|---|---|---|
| Ultra-premium custom estate | $3M–$14M+ | Rare · cash transactions | Heritage Preserve mega-villas · Legends Corner trophy estates · Bear's Den custom builds |
| Luxury pool estate | $1.5M–$3M | Cash + conventional | Bear's Den · Eagle Estates · Legends Corner · larger Heritage Preserve |
| Premium investment pool home | $700K–$1.5M | Conventional + cash | Masters Landing 5–8BR · Eagle Estates · Homestead larger homes |
| Core STR pool home | $450K–$700K | Conventional dominant | Masters Landing 4–5BR · Fairway Ridge · Patriots Landing |
| Condos & townhomes | $280K–$750K | Varied | Seven Eagles · Heritage Crossing · Spectrum+ · Eagle Trace · Carriage Pointe |
HOA fee summary by community type
- ✦ Seven Eagles (1BR condo): ~$553/month all-in
- ✦ Seven Eagles (3BR townhome): ~$1,130/month all-in
- ✦ Heritage Crossing: ~$650/month all-in
- ✦ Spectrum+ condos: ~$470–$949/month
- ✦ Single-family (sub-HOA + master): ~$300–$550/month
- ✦ Club membership (optional): +$420–$660/month
What HOA fees typically cover
- ✦ 24-hour guard gate security
- ✦ Cable TV + internet (most communities)
- ✦ Exterior and grounds maintenance
- ✦ Pest control
- ✦ Water and sewer (condos)
- ✦ Community pool access (sub-community)
- ✦ On-site management
Waterpark, golf, and tennis require active club membership (separate from HOA).
Who buys here
The 6 buyer types Reunion Resort actually transacts with
The STR Investor
The dominant buyer type at Reunion. Purchases a 5–8BR pool home as a primarily rental asset. Expects gross income of $70K–$150K+ annually with professional management, offset against mortgage, HOA, management fees, and reserves. Holds 10–20 years for combined income plus appreciation. Target: Masters Landing, Eagle Estates, Heritage Preserve.
The Golf Devotee
Serious golfer who wants unrestricted access to three signature courses at one address. Platinum membership gives preferred rates on Nicklaus, Palmer, and Watson all week. Often semi-retired, spends 3–6 months annually at the property. Target: Bear's Den, Legends Corner, Eagle Estates fairway lots.
The Luxury Second-Home Buyer
Uses Reunion as a 4–8 week annual retreat with family — Disney trips, golf, pool time — and rents it the remaining 40+ weeks. Happy to break even or modestly cash-flow; appreciates the resort infrastructure so guests manage themselves. Target: Bears Den, Heritage Preserve, Eagle Estates.
The International Buyer
UK, European, and Latin American buyers are a significant segment of Reunion's transaction volume. Disney proximity, US dollar–denominated asset, and the STR income engine make the math work. Many engage Reunion's Preferred Partners for full-service management from abroad. Target: broad — wherever the deal pencils.
The Resort-Lifestyle Retiree
Full-time or semi-permanent resident drawn by the on-site amenities — golf, spa, dining, pool, pickleball — with no commute obligation. Often downsizing from a larger Florida primary home. Wants gate security, walkable amenities, and no yard responsibility. Target: Seven Eagles, Heritage Crossing, Grande condos.
The Mega-Villa Group Travel Operator
A niche but growing buyer: operators who purchase 12–20BR properties specifically for corporate retreats, sports team travel, and multi-family group bookings. Reunion's resort infrastructure supports this use case better than any Central Florida community. The now-sold Isolé Villa (23,000 sqft, $14.24M) is the extreme example.
Architectural character
Mediterranean luxury · resort-ready construction
Reunion Resort's architectural DNA is Mediterranean Revival — stucco exteriors, barrel-tile roofs, arched windows, and columned entries. The early-2000s builds reflect the same Florida luxury playbook as Vizcaya in Dr. Phillips, but executed at larger square footages and with explicit consideration for vacation use: open great rooms, themed game rooms, large pool decks, and summer kitchens.
Newer construction (Eagle Trace townhomes 2020–2021, Spectrum+ condos 2020–2023, Whitemarsh Cove in-development) reflects contemporary Florida style — metal roofing accents, open-concept layouts, energy-efficient windows, and neutral palettes that photograph well for STR listings.
The Bear's Den enclave represents the architectural peak — custom-built homes designed in collaboration with Reunion's preferred architects, 4,000–9,000+ sqft, with premium finishes, summer kitchens, and long views to the Nicklaus 18th fairway. A 1.5% developer royalty fee applies at every closing in Bear's Den.
What STR-optimized construction looks like
- ✦ Open great room / kitchen layout for large groups
- ✦ Themed game rooms (arcade, foosball, air hockey)
- ✦ Multiple en-suite bedrooms (no sharing bathrooms across the house)
- ✦ Large screened pool deck with heated pool and spa
- ✦ Summer kitchen for outdoor dining
- ✦ Smart lock entry (no key exchange)
What drives STR underperformance
- ✦ Dated interiors from 2003–2006 builds that haven't been renovated
- ✦ Non-Preferred Partner management (no waterpark access for guests)
- ✦ Lapsed club membership on the property
- ✦ Small pool deck or south-facing shade issues
Insider Notes
What most buyers don't ask about
The membership portability problem
Active club memberships are tied to specific properties. If you buy a property where the membership has lapsed, you cannot obtain a new one independently — you must find a property with an active membership already attached. Always confirm membership status before contracting.
Nicklaus Clubhouse renovation
The 2024-completed Nicklaus Clubhouse is meaningfully better than pre-renovation. The Traditions Restaurant, new simulator bay, and updated pro shop elevate the on-site experience. A recent upgrade that justifies the Platinum membership for serious golfers.
Encore Resort at Reunion — not the same
Encore Club at Reunion is a separate community adjacent to Reunion Resort but with its own HOA, amenities, and gate. Buyers sometimes confuse the two. Encore is newer, slightly more budget-focused, and does not have access to Reunion's three signature golf courses.
The Preferred Partners access key
Short-term rental guests can only access the waterpark and resort amenities if the property is managed by one of Reunion's four Preferred Partners (Jeeves, Florida Vacation Homes, Magical Vacation Homes, Top Tier). Self-managed STR guests do not get waterpark access — this is a real competitive disadvantage for self-managed properties.
Crystal lagoon expansion watch
The $1 billion expansion (announced 2022) adds a 10-acre crystal lagoon, 1,800 new units, and an amphitheater north of the Grande. Phase 1 was targeted for 2024 groundbreaking. This expansion could significantly change the character of the resort's northern edge — confirm construction status for any property adjacent to the expansion zone.
Golf cart community
Golf carts are a primary transportation mode within Reunion Resort. Many owners purchase carts for internal movement between the pools, clubhouses, and village amenities. Factor in a golf cart as a practical ownership cost — not a luxury, but a convenience most residents end up buying.
Osceola County tourist development tax
STR properties in Osceola County are subject to a combined 12% tax on gross rental revenue — 6% county tourist development tax plus 6% Florida sales tax. Professional managers typically collect and remit on behalf of owners, but self-managed operators must handle this independently.
Homes for Sale in Reunion Resort, FL
Live Stellar MLS listings · ZIP 34747
Browse active homes for sale in Kissimmee, Central Florida, sourced from Stellar MLS and refreshed every 15 minutes. Current inventory includes single-family homes, condos, and waterfront properties across a range of price points.
Honest cross-sell
When Reunion Resort isn't the right fit
Reunion is the right choice for golf investors, STR operators, and luxury second-home buyers who want resort infrastructure. If your priority is different, here's what we'd recommend instead.
| If you want… | Better fit | Why |
|---|---|---|
| Maximum Disney proximity with luxury primary-home status | Golden Oak → | Inside WDW property, STR prohibited, starts $4M+, pure primary-home luxury |
| STR investment at a lower entry price | ChampionsGate → | Adjacent community, similar STR DNA, lower acquisition cost, competitive yields |
| Luxury primary home, 15 min to Disney, no STR stigma | Dr. Phillips → | OCPS schools, Restaurant Row, Sand Lake Chain — the primary-residence alternative |
| Golf luxury without resort-community fees | Windermere → | Butler Chain lakefront + private clubs, true primary-home luxury |
| New construction, master-planned, not Disney-centric | Celebration → | Disney-developed town with main street, new construction, Osceola County, non-resort feel |
| Lowest entry STR near Disney | Kissimmee / Storey Lake area → | Entry-tier STR communities south of I-4; less golf prestige, better cash-flow at entry prices |
Reunion Resort, FL — FAQ
Can you rent a Reunion Resort home on Airbnb or VRBO?
Yes — Reunion Resort was purpose-built to permit short-term rentals, and that permission is structural within the community's governing documents. This is a significant distinction from most luxury gated communities in the Disney area, which have moved to restrict or eliminate STR. Owners can legally operate through Airbnb, VRBO, or a professional management company. Guest access to resort amenities (waterpark, pools, golf) requires enrollment in Reunion's Preferred Partners program — partner companies include Jeeves, Florida Vacation Homes, Magical Vacation Homes, and Top Tier. Gross rental income for a well-positioned 6–7 bedroom pool home with professional management typically ranges $70,000–$120,000 annually; larger estate homes and themed mega-villas can exceed that.
What are Reunion Resort's three golf courses?
Reunion Resort is the only golf community in the world with three signature courses designed by three legends of different eras: the Arnold Palmer Legacy Course (open 2003–2004), the Tom Watson Independence Course (open 2003–2004), and the Jack Nicklaus Tradition Course (open 2007). The Palmer course features undulating, hilly terrain that forces shot-making off uneven lies. The Watson course delivers a links feel with approximately 120 bunkers of varying designs — the most Scottish of the three. The Nicklaus course is considered the most technically challenging, with a parkland-style layout, fast TifEagle greens, and water hazards throughout. The Nicklaus Clubhouse, overlooking the 18th green, houses Traditions Restaurant, a Leadbetter Academy simulator, and a full pro shop.
What does Reunion Club membership cost?
Reunion Resort offers Gold and Platinum membership tiers. The initiation fee is $15,000 (plus tax) for either tier. Gold membership includes access to the waterpark, pools, sports facilities, and dining at preferred rates. Platinum membership adds preferential golf rates on all three signature courses. Published monthly dues in recent years have been approximately $420/month for Gold and $660/month for Platinum, though these are subject to annual adjustment — always verify current dues with the resort directly. Critical point: club memberships are tied to specific properties. If a property's membership has lapsed, new buyers typically cannot obtain a new one independently; they must purchase a property that already carries an active membership.
How far is Reunion Resort from Disney World?
Reunion Resort is approximately 6 miles from the Walt Disney World main gate via US-192 west, typically 10–15 minutes depending on traffic. EPCOT and Hollywood Studios are slightly closer via US-192 to I-4 east. Universal Studios is approximately 20–25 minutes via I-4. The resort also operates a shuttle service to Disney World for guests and residents. This proximity is the primary driver of Reunion's short-term rental demand — guests can be at the parks in under 15 minutes with a fraction of the space cost of on-site Disney resorts.
How does Reunion Resort compare to ChampionsGate and Golden Oak for investment?
These three communities serve completely different buyer profiles. Reunion Resort is the STR investor's luxury tier — higher acquisition cost, three signature golf courses, and the resort infrastructure that commands premium nightly rates from golf groups and extended family travelers. ChampionsGate is the mid-tier STR play — strong rental management, good amenities, lower entry price, and competitive yields. Golden Oak is categorically different: pure luxury primary-residence community inside Walt Disney World, STR is prohibited, prices start at $4M+, and there is no comparable investment case. Reunion is also distinct from ChampionsGate in that it has a full-service on-site hotel (Reunion Grande), a dedicated waterpark, and the golf credentials that no other STR community in Central Florida can match.
What are HOA fees at Reunion Resort?
Reunion Resort's fee structure is among the most complex in Central Florida — buyers must account for the master HOA plus a sub-community HOA plus optional club membership dues. For condos and attached villas, monthly HOA fees range from approximately $553 (Seven Eagles 1BR) to $1,130 (Seven Eagles 3BR townhome), covering 24-hour guard gate, cable, internet, exterior maintenance, water/sewer, and common area access. Single-family home HOA fees are lower, generally $250–$500/month for the sub-community, plus the master HOA. Heritage Crossing runs about $650/month; Spectrum+ condos run $470–$949/month. Add club membership ($420–$660/month) on top if the property carries active membership. Total monthly carrying cost for a typical 5BR pool home with active Platinum membership can exceed $1,100/month in community fees before mortgage, taxes, and insurance.
What schools serve Reunion Resort?
Reunion Resort is in Osceola County (ZIP 34747), zoned for the Osceola County School District. Zoned elementary and middle is Westside K-8 School (PreK–8), rated C by Niche, located at 2551 Westside Blvd in Kissimmee. For high school, most Reunion addresses feed to Celebration High School (510 Campus St, Celebration, FL 34747), which carries an A-minus Niche rating and offers programs including Air Force JROTC and a Residential Property Management track. Because roughly 70% of Reunion homes are vacation rentals or second homes, school zoning is less relevant to the typical buyer here than at a primary-residence community like Dr. Phillips or Winter Park. Private school options within a 20-minute drive include Celebration's private academies and the Orlando Catholic schools.
Who developed Reunion Resort and what is its financial history?
Reunion Resort was developed by Bobby Ginn's company, The Ginn Company, which purchased 2,300 acres of former citrus groves (known as Magnolia Creek) from the Herman J. Heidrich family in 2000 for $42 million. Groundbreaking was June 2001; in the first December 2001 priority sales event, $40 million in home sites sold in 16 hours. The Arnold Palmer and Tom Watson courses opened in 2003–2004; the Jack Nicklaus course followed in 2007, completing the unique three-legend collection. The Ginn Company filed for bankruptcy in 2008 during the global financial crisis, and home values plummeted approximately 90% at trough. Salamander Hotels & Resorts assumed management in 2011. Kingwood International Resorts (Georgia-based) acquired the resort in 2019. In 2022, a $1 billion expansion was announced featuring 1,800 new units around a 10-acre crystal lagoon.
What is the $1 billion Reunion Resort expansion?
In late 2022, Reunion Resort announced a phased $1 billion expansion on land north of the Reunion Grande (the former driving range and parts of the Watson Independence Course). The plan includes 1,800 new residential units — predominantly 1 and 2-bedroom condo-hotel units in six buildings ranging 5–10 stories — surrounding a 10-acre crystal lagoon. An amphitheater and expanded Reunion Grande hotel facilities are also planned. The project is to be built in five phases; Phase 1 construction was targeted for 2024. When complete, this would significantly increase Reunion's residential density and amenity footprint. Buyers in existing neighborhoods should note that the expansion area is adjacent to the Grande — confirm proximity to your specific property of interest.
Is Reunion Resort a good long-term investment?
The honest answer depends on your time horizon and your investment thesis. Short-term, the STR market in Osceola County is competitive — market analytics show baseline occupancy around 56% and ADR around $280 across property types, which generates modest yields after HOA, management fees (10–20%), property taxes, insurance, and capital reserves. Premium pool estates with strong management and resort amenity access outperform the baseline meaningfully. Long-term, Reunion's golf pedigree, the ongoing $1 billion expansion, and Disney World's permanent anchor create a defensible appreciation thesis that generic STR communities lack. Buyers who hold 15–25 years and use professional management consistently tend to see strong combined returns (income plus appreciation). Buyers expecting pure cash-flow-positive carry from day one should model carefully — most properties at current prices do not cash-flow with a standard mortgage.
Disney Corridor & Osceola County Communities
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Ryan Solberg · MaxLife Realty · Central Florida's Reunion Resort specialist
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