| HOA dues | ≈$401 townhome / $430 single-family / $540+ condoUnconfirmed — verify with the associationVaries by product type. Confirm the current schedule with the association for the specific unit.Listing and association data, via VHG Resort Cost Index · verified Aug 2026 |
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| CDD assessment | Contested — $1,428–$2,282 widely citedUnconfirmed — verify with the associationSources disagree. The range above is widely cited, but at least one listing reports no CDD at all. This is resolvable in five minutes: pull the parcel's actual tax bill from the Osceola County Tax Collector and read the non-ad valorem section.Conflicting sources, via VHG Resort Cost Index · verified Aug 2026 |
| Minimum lease term | No minimum in the resort sectionsUnconfirmed — verify with the associationNo rental caps reported either. The HOA does require guest registration.Community research; Osceola STR overlay · verified Aug 2026 |
| Short-term rental position | Resort sections only — not ReflectionsStorey Lake sits inside Osceola's short-term rental overlay, but the Reflections section does not permit nightly rental. Confirm the section and the parcel on the county GIS layer.Osceola County short-term rental overlay + association documents · verified Aug 2026 |
| Combined lodging tax | 13.5% combined6% state + 1.5% surtax + 6% tourist development tax, with the TDT portion self-remitted monthly by the owner.Osceola County Tax Collector + Florida DOR · verified Aug 2026 |
| Nightly rate (market proxy) | ≈$200–$290 / nightUnconfirmed — verify with the associationMarket-level proxy. The spread between the two is measurement method, not disagreement about the market.AirROI Kissimmee market $290 TTM; GetChalet 34746 cluster $199 · mid-2026 |
| Occupancy (market proxy) | 45–55%Unconfirmed — verify with the associationOne on-site manager claims 77–83% for professionally managed homes. That is marketing, not market data.AirROI Kissimmee 44.8%; GetChalet 34746 cluster 55% · mid-2026 |
Storey Lake is one of the better-located resort communities in Osceola County, and the single most important thing to establish before you write an offer is which section a property sits in. The resort sections are inside the county’s short-term rental overlay and nightly rental is permitted. Reflections is not. Same community name, same entrance, completely different investment.
The CDD position here is unusually messy. A range of roughly $1,428 to $2,282 a year is widely cited across listing sites, while at least one listing reports no district assessment at all. Rather than pick a side, pull the parcel’s actual tax bill from the Osceola County Tax Collector and read the non-ad valorem section — it is public, it takes two minutes, and it is the only version of the number that nobody is selling you.
On performance, treat the manager-published occupancy claims with care. Independent market data for Kissimmee lands in the mid-40s to mid-50s depending on whether you measure calendar nights or available nights; an on-site manager advertising 77 to 83% is describing its best homes, not the community. Underwrite on the market figure and treat anything above it as upside you have to earn.
Figures are current as of the dates shown and change. The CDD figure in particular is contested between sources — confirm it from the parcel’s own tax bill. Rate and occupancy are market-level proxies, not measured community performance.