Kissimmee today
| Typical value | Typical rent | Gross yield | |
|---|---|---|---|
| Single family house | $368,000 | $2,430 | 7.9% |
| Condo or townhome (apartment rent) | $210,000 | $1,760 | 10.1% |
What this means
Kissimmee home values slipped 2.7% in 12 months, now 8.7% below the May 2024 peak.
For a typical house, a year of rent equals 7.9% of value, close to the Florida house figure of 8.1%. Run the calculator below with the real numbers.
Permits January to September 2026: 714 homes, 36% more than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Go deeper: Dane's detailed guides for this area: Kissimmee Vacation Rental Loans and Four Corners, Kissimmee address: city or county?.
Quick facts
| Kissimmee | vs Osceola County | vs Florida | |
|---|---|---|---|
| Population | 85,591 (2025 estimate) | ||
| Growth since 2020 | 8% | −15.9 pts | −0.9 pts |
| Median home value | $304,400 | 14% lower | 15% lower |
| Median gross rent | $1,647 | 6% lower | 1% lower |
| Median household income | $53,758 | 26% lower | 28% lower |
| Gross rent yield | 6.49% | +0.6 pts | +0.9 pts |
| Owner occupied homes | 46.3% | −19.0 pts | −21.3 pts |
| Residents 65 and older | 11.6% | −1.8 pts | −9.7 pts |
| Average commute (minutes) | 34 | 4% lower | 20% higher |
| Homes built 2010 or later | 16.1% | −11.3 pts | +1.9 pts |
| Median property tax paid | $1,935 | 28% lower | 29% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in Kissimmee
Osceola County seat on the northwest shore of Lake Tohopekaliga; once a steamboat, rail and cattle town, reshaped by tourism after Walt Disney World opened nearby in 1971.
Kissimmee is a city with its own government, located in Osceola County.
Known for: Kissimmee Lakefront Park; Osceola Heritage Park; Old Osceola County Courthouse
Development and roads: Growth followed early drainage and railroads, then accelerated with the theme parks.
Next to the rest of Osceola County, it grew slower than the county since 2020 (8% vs 23.9%); fewer homes are owner occupied (46.3% vs 65.3%); household incomes are lower ($53,758 vs $72,637) and fewer homes are seasonal or vacation homes (4.5% vs 11.2%).
Out of 150 cities covered here, Kissimmee sits at 121 on price, 29 on rent yield and 143 on income.
If you like the numbers here, also look at Bradenton ($309,400, $1,618), Sanford ($309,300, $1,609), Lehigh Acres ($292,400, $1,657).
Growth and housing
Kissimmee changed 8% in population from 2020 to 2025 (county 23.9%, Florida 8.9%).
| 2025 building permits | Kissimmee |
|---|---|
| Single family | 167 |
| 5 or more units | 380 |
| Total units | 549 |
| Per 1,000 residents | 6.4 |
Median year built: 1992. The housing mix is 45.9% detached houses and 32.2% larger buildings. Households average 2.96 people.
More newcomers from out of state than the county average (4.8% vs 3.1%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $2,940 a year |
Flood, storms and jobs
Kissimmee has its own flood program rating: CRS class 5, which takes 25% off federal flood premiums in high risk zones. 309 flood claims ($15,485,215) have come from Kissimmee since 2000. Countywide, 11% of homes sit in a FEMA high risk zone; the Osceola County guide has the full flood, storm and jobs picture.
Buying a home in Kissimmee
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $304,400 |
Homes cost 5.7 times median household income here (Osceola County 4.9, Florida 4.8).
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: works for the typical $304,400 home here.
Sample FHA payment at $304,400
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $2,053 |
| Property tax (0.64%) | $162 |
| Insurance (county average) | $245 |
| FHA mortgage insurance | $137 |
| Total before HOA or CDD | $2,597 |
| Income needed at a 45% debt ratio | $69,266 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Short term rental rules
Two or more jurisdictions cover Kissimmee, so look up the parcel first.
City of Kissimmee Unclear
| Where | The city site has no short term rental page. Most vacation homes with a Kissimmee mailing address are in unincorporated Osceola County, where the county overlay map applies. Inside city limits, zoning decides. |
|---|---|
| Licenses and fees | City business tax receipt for businesses in city limits; state DBPR license; Osceola County tourist tax |
| Also | Check city or county jurisdiction first, then zoning with the city Planning and Zoning office. |
Not fully confirmed from an official source. Treat this as a starting point. Checked 2026-10-29. Source: City of Kissimmee Business Tax Receipts; City of Kissimmee Planning and Zoning development review.
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 Kissimmee
| Rental math at the median | Value |
|---|---|
| Price / rent | $304,400 / $1,647 |
| Estimated net cap rate | 3.4% to 4.2% |
| DSCR at 25% down | 0.83 |
| Down payment for DSCR 1.0 | 41% down |
| Down payment for DSCR 1.25 | 57% down |
Long term rentals
| Kissimmee | vs Osceola County | |
|---|---|---|
| Renter occupied homes | 53.7% | +19.0 pts |
| Rental vacancy | 8.7% | +1.7 pts |
| Rent as share of renter income | 43.1% | +5.2 pts |
Short term rentals
Vacation demand is real here, with 4.5% of homes held for seasonal use, and so is the competition.
| 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 | 45.9% |
| Buildings with 5+ units | 32.2% |
| Manufactured homes | 3% |
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.
- City of Kissimmee Business Tax Receipts. checked 2026-10-29.
- City of Kissimmee Planning and Zoning development review. checked 2026-10-29.
- 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.