Seller's Guide · Reunion Resort
Sell your Reunion Resort home — to the global STR investor.
Reunion Resort's buyer pool is international — UK, Canadian, and European investors buying for Disney proximity, established rental income, and world-class golf. Selling here requires international marketing reach and expertise in STR investment valuation, not a standard residential listing approach.
Typical price range
$400K – $2.5M+
Days on market
45–90 days
Notable features
3 Watson/Palmer/Nicklaus courses
Primary buyers
International STR investors
Free Reunion Resort valuation
What is your home worth?
Reunion pricing is driven by rental income history, golf course position, and investment buyer cap rate expectations — not standard residential comps. Ryan will prepare an investment-focused market analysis within one business day.
Market overview
Reunion Resort's investment market.
The international buyer profile
No other Central Florida community has Reunion's concentration of international buyer demand. UK buyers — drawn by Disney proximity, favorable dollar exchange rates at various points, and Florida's absence of capital gains on primary foreign residences under certain structures — have been Reunion's most consistent international segment for two decades. Canadian, Irish, and German buyers round out the international profile. Accessing this buyer pool requires marketing in international STR investor networks, not just Florida MLS.
Golf as a price driver
Reunion's three championship courses — Tom Watson, Arnold Palmer, and Jack Nicklaus signature designs — are the resort's primary prestige differentiator. Properties with confirmed golf course frontage command a meaningful premium over equivalent off-course homes. The Nicklaus Tradition Course has historically commanded the strongest lot premiums within the resort. Buyers will ask specifically about course views and proximity.
STR income as the valuation anchor
Investment buyers evaluate Reunion properties on cap rate — annual net operating income divided by purchase price. A property generating $70,000–$90,000 gross annual rental income with typical operating expenses (management, HOA, CDD, insurance, maintenance) produces a net income that, divided by purchase price, yields a cap rate that drives the buyer's price target. Sellers with strong, verifiable income histories can command prices that pure residential comps would never justify.
Disney proximity premium
Reunion sits approximately 6 miles from Walt Disney World — one of the closest vacation home communities to the park. This proximity drives rental demand: families on Disney vacations can stay in a private villa with their own pool for comparable or lower cost than comparable Disney resort rooms, while having more space. This proximity-to-Disney demand base makes Reunion's rental market more resilient than more distant STR communities.
What you'll keep
Estimated net proceeds.
Based on a typical $700,000 Reunion Resort villa sale.
Reunion has both master HOA and CDD fees
Administrative fees vary
Selling tips
How to sell smarter in Reunion Resort.
Market to international STR investors — Reunion's buyer pool is global
Reunion Resort's buyer pool is international in a way that almost no other Central Florida community is. UK, Canadian, Irish, and German investors are among the most active buyers of Reunion vacation villas and estate homes — attracted by the U.S. dollar relationship, Disney proximity, and established rental income. Marketing Reunion properties requires reaching international buyer channels, not just Florida MLS buyers. An agent with international marketing reach generates meaningfully better sale results.
Lead with documented rental income — buyers are acquiring an income stream
Reunion buyers are buying an investment. Your most powerful marketing tool is documented rental income history — verified occupancy rates, average nightly rates, and annual gross income from platforms like VRBO, Airbnb, and resort management. Properties with strong, verifiable income histories sell faster and at higher prices than those where sellers can't produce reliable documentation. Organize your rental history before listing.
Clarify the club membership situation before listing
Reunion Resort requires club membership for access to the three Watson, Palmer, and Nicklaus golf courses, Traditions Club amenities, and resort services. Club membership status — whether it transfers with the property, the type and cost of membership, and any initiation fees a buyer will face — must be clearly understood before listing. Buyers will ask this question immediately, and confusion about membership costs and transferability can derail deals late in the process.
Know your HOA structure, management company, and STR compliance status
Reunion Resort has a master HOA and sub-community associations. Properties managed through the resort's rental management program have different compliance situations than owner-managed STRs. Osceola County requires a tourist development tax (TDT) registration for rental properties — document whether your property is currently registered and compliant. A buyer's lender may require evidence of STR compliance.
Price to recent Reunion sales, not Osceola County averages
Reunion Resort's pricing is driven by its luxury vacation resort character, golf course access, and international buyer demand — not by Osceola County residential market dynamics. Comparable sales must come from within Reunion's specific sub-communities (Reunion East, Estates, Grand Crossing, etc.) and should be segmented by pool/no-pool, golf course views, square footage, and renovation status. Cap rate analysis matters as much as price-per-square-foot for investment buyers.
Questions
Reunion Resort seller FAQs.
- Who buys homes in Reunion Resort?
- Reunion Resort buyers are overwhelmingly STR investors — primarily international buyers from the UK, Canada, Ireland, and Germany, along with domestic investors from northeastern and midwestern markets. The buyer is acquiring an income-producing asset with Disney proximity. Primary residence buyers are rare; second-home vacation buyers who will also rent the property are more common. Understanding and marketing to the investment buyer profile — with rental income documentation, cap rate analysis, and international marketing reach — is essential for achieving strong sale results.
- What are typical Reunion Resort home prices?
- Reunion Resort pricing spans a wide range: condos and smaller villas from $350,000–$550,000; standard pool-home villas from $550,000–$900,000; larger estate homes and premium golf-front positions from $900,000–$2.5M+. Pricing is heavily influenced by rental income history, golf course frontage, lot size, pool/outdoor space, and renovation status. Cap rate (annual net income divided by price) is frequently the primary pricing metric for sophisticated STR investors.
- Does Reunion Resort allow short-term rentals?
- Yes — Reunion Resort is a purpose-built vacation rental community. Short-term rentals are explicitly permitted and are the intended primary use of the majority of properties. Osceola County requires a Tourist Development Tax (TDT) registration for rental properties; this should be documented and current. Properties managed through the resort's rental management program have all compliance handled; owner-managed STR sellers should have TDT registration documents available for buyer review.
- What are the CDD and HOA fees in Reunion Resort?
- Reunion Resort has significant CDD and HOA costs that buyers must understand. Annual CDD fees range approximately $3,000–$6,000 depending on lot size and specific community. Master HOA and sub-community HOA fees add $200–$600/month depending on the specific neighborhood and amenities included. Club membership (required for golf and resort facility access) is a separate cost — type and annual dues vary by membership class. Total annual carrying costs for a typical Reunion villa can run $15,000–$25,000 in CDD, HOA, club, insurance, and property management before mortgage.
Ready to sell your Reunion Resort property?
Reunion's buyers are global — international STR investors who evaluate on cap rate and rental income. Get a market analysis built for the investment buyer, not the residential comp average.