Celebration today
What this means
Values in Celebration are about flat (+0.8% in a year).
A typical house here rents for 4.4% of its value each year, below the state figure of 8.1%. In this market, rentals are mostly a growth play.
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Go deeper: Dane's detailed guides for this area: Buying a Home in Celebration.
Quick facts
| Celebration | vs Osceola County | vs Florida | |
|---|---|---|---|
| Population | 13,667 (Census survey) | ||
| Median home value | $635,000 | 80% higher | 77% higher |
| Median gross rent | $2,020 | 16% higher | 21% higher |
| Median household income | $96,242 | 32% higher | 29% higher |
| Gross rent yield | 3.82% | −2.1 pts | −1.8 pts |
| Owner occupied homes | 58.3% | −7.0 pts | −9.3 pts |
| Residents 65 and older | 18.7% | +5.3 pts | −2.6 pts |
| Average commute (minutes) | 28 | 22% lower | 2% lower |
| Homes built 2010 or later | 22.2% | −5.2 pts | +8.0 pts |
| Median property tax paid | $5,315 | 97% higher | 95% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Celebration
Master planned community near Walt Disney World, developed by Disney in the 1990s and established in 1994.
Celebration is an unincorporated community, so there is no city government; Osceola County handles zoning, permits and rental rules.
Known for: AdventHealth Celebration; Celebration Town Center; more than 23 miles of nature trails
How it has grown: World Drive connects it to the Disney resorts.
Against the Osceola County averages, homes are pricier than the county median ($635,000 vs $353,300); more of the housing is in apartment and condo buildings (46.8% vs 19.6%); household incomes are higher ($96,242 vs $72,637) and commutes are shorter (28 vs 35 minutes).
Among the 150 Florida cities in these guides, Celebration ranks 19 for home value, 132 for rent yield and 32 for household income (1 is highest).
If you like the numbers here, also look at Key Largo ($643,900, $1,887), Fort Myers Beach ($642,400, $1,836), St. Augustine Beach ($634,400, $1,807).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Osceola County grew 23.9% from 2020 to 2025.
Newer housing (22.2% built since 2010) often comes with HOA and CDD fees that lenders count. CDD fees
Median year built: 2004. This is a multifamily heavy market (46.8% in buildings of 5+ units). Average household size is 2.52.
Each year about 3.3% of residents arrive from other states.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $2,940 a year |
Large buildings hold 16.5% of homes here; read the reserve study before buying a condo. Condo financing
Flood, storms and jobs
As an unincorporated area, Celebration uses Osceola County flood rules (CRS class 5, 25% off high risk premiums). For county flood claims, disaster history and jobs, see the Osceola County guide (11% of homes there are in high risk zones).
Buying a home in Celebration
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $635,000 |
Price to income: 6.6x, compared with 4.9x for the county.
- Conventional: the most common loan in Osceola County.
- VA: veterans are 9.5% of adults.
Sample FHA payment at $635,000
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $4,283 |
| Property tax (0.84%) | $444 |
| Insurance (county average) | $245 |
| FHA mortgage insurance | $286 |
| Total before HOA or CDD | $5,258 |
| Income needed at a 45% debt ratio | $140,221 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Short term rental rules
Unincorporated Osceola County Allowed in some zones
Only where the county Short Term Rental overlay map and zoning allow, including the STRPD (Short Term Rental Planned Development) district. Full county rules and sources.
Florida law (s. 509.032) bars new local bans on vacation rentals but keeps rules adopted by June 1, 2011, and lets cities and counties require registration, inspections and occupancy limits. HOA and condo documents can still ban rentals. Rules change, so confirm the exact address before you buy.
Investing in Celebration
| Rental math at the median | Value |
|---|---|
| Price / rent | $635,000 / $2,020 |
| Estimated net cap rate | 1.6% to 2.1% |
| DSCR at 25% down | 0.51 |
| Down payment for DSCR 1.0 | 70% down |
| Down payment for DSCR 1.25 | 79% down |
Long term rentals
| Celebration | vs Osceola County | |
|---|---|---|
| Renter occupied homes | 41.7% | +7.0 pts |
| Rental vacancy | 14.5% | +7.5 pts |
| Rent as share of renter income | 30.4% | −7.5 pts |
Short term rentals
Celebration is one of Florida's vacation rental markets: 15.6% of homes are held for seasonal or vacation use.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Get the zoning and HOA answer in writing before you count on nightly income. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 38% |
| Buildings with 5+ units | 46.8% |
| Manufactured homes | 0.2% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Observed Rent Index (ZORI), all homes and apartments, smoothed. September 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Osceola County STRPD District page (updated Aug 25, 2025). checked 2026-10-29.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.