| HOA dues | ≈$975–$994 / monthPOA dues plus a mandatory club fee and a joining fee of roughly $1,422. There is no version of Encore without the club.Association schedules, via VHG Resort Cost Index · verified Aug 2026 |
|---|---|
| CDD assessment | $2,681–$3,314 / yearAmong the heaviest in the corridor, behind only Solterra.FY2026 adopted district budget, via VHG Resort Cost Index · FY2026 budget |
| Minimum lease term | No published minimum foundUnconfirmed — verify with the associationPublic sources, via VHG community research · verified Aug 2026 |
| Short-term rental position | Permitted — purpose-built for itWater-park access is locked to Jeeves/Rentyl-managed stays. Off-programme guests get the house and not the amenity, which is the thing they booked for.Osceola zoning + association documents · verified Aug 2026 |
| Combined lodging tax | 13.5% combinedOsceola County Tax Collector + Florida DOR · verified Aug 2026 |
| Nightly rate (market proxy) | ≈$290 / night (market proxy)Unconfirmed — verify with the associationNo community-specific read available. Large homes here list well above the blended market figure.AirROI Kissimmee market TTM · mid-2026 |
| Occupancy (market proxy) | 45–55%Unconfirmed — verify with the associationKissimmee market range across providers · mid-2026 |
Encore is a genuinely impressive resort with a water park, a full amenity programme and large homes running from the $400,000s to about $1.5 million. It also has the most constrained ownership structure in this guide, and the constraint is not financial.
Water-park access is tied to the management programme. Guests staying in a home managed by Jeeves or Rentyl get the amenity; guests in an off-programme home get the house alone. Since the water park is the reason a large share of guests choose Encore, an owner who places the property with an outside manager is marketing a materially different product at a materially lower rate.
The cost side compounds that. Dues near $975 to $994 a month include a mandatory club fee on top of POA dues, there is a joining fee of roughly $1,422, and the district assessment runs $2,681 to $3,314 a year. This is a high-carry community, and the case for it rests on the rate the full amenity package supports — which is exactly what you lose if you go off-programme.
Figures are current as of the dates shown and change. Confirm the current club fee, joining fee and the management requirement for amenity access with the association before you rely on any rate projection.