| HOA dues | ≈$340–$495 / month (3-tier)Unconfirmed — verify with the associationTownhome dues include roof plus hazard and flood insurance. That makes the figure genuinely incomparable to communities where you insure the structure yourself. Schedule is from 2023 — get the current one.2023 association schedule, via VHG Resort Cost Index · verified Aug 2026 |
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| CDD assessment | NoneUnconfirmed — verify with the associationCounty tax roll, via VHG Resort Cost Index · verified Aug 2026 |
| Minimum lease term | No community-wide minimum foundUnconfirmed — verify with the associationPublic sources, via VHG community research · verified Aug 2026 |
| Short-term rental position | Permitted — established STR communityEmerald Island is long established for nightly rental, but the parcel must sit inside the county’s STR overlay — verify it on the county GIS layer.Osceola County short-term rental overlay · verified Aug 2026 |
| Combined lodging tax | 13.5% combinedOsceola County Tax Collector + Florida DOR · verified Aug 2026 |
| Nightly rate (market proxy) | ≈$240–$320 / night (market blend)Unconfirmed — verify with the associationLarger homes drive the top of the range.ZIP 34747 ≈$237; Kissimmee ≈$290; Four Corners ≈$321 TTM · mid-2026 |
| Occupancy (market proxy) | Low 40s–low 50s %Unconfirmed — verify with the associationPeak months are March, April and December; September is softest.Four Corners 41.3%; Kissimmee 44.8%; ZIP 34747 ≈52% TTM · mid-2026 |
Emerald Island is an established short-term-rental community about three miles from Disney, set against conservation land — which gives it a genuinely different feel from the newer, denser resort developments and photographs well.
The dues structure repays attention. It runs in three tiers, and townhome dues include the roof plus hazard and flood insurance. That is not a small inclusion: roof replacement is the single largest capital risk in an older Florida community, and carrying it inside the dues removes a reserve you would otherwise have to fund yourself. Comparing this figure against a community where you insure the structure is not a like-for-like comparison.
There is no district assessment. Set against that, there is a $3,000 capital contribution at buy-in and a $10 per vehicle guest gate pass, which is minor but belongs in your guest communications rather than arriving as a surprise.
The dues schedule sourced here is from 2023 and the community has three tiers — get the current schedule for the specific product type. Confirm what the dues include, because the insurance inclusion is what makes this community’s figure incomparable to others.