Osceola County today
| Typical value | Typical rent | Gross yield | |
|---|---|---|---|
| Single family house | $368,000 | $2,510 | 8.2% |
| Condo or townhome (apartment rent) | $211,000 | $1,820 | 10.4% |
What this means
Values in Osceola County are down 2.9% over the past year, now 8.8% below the Sep 2022 peak.
Buyers have leverage, so negotiate price and closing costs.
A typical house here rents for 8.2% of its value each year, close to the state figure of 8.1%. Price and HOA dues will decide whether it cash flows.
Permits January to September 2026: 4,053 homes, 28% fewer 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, ChampionsGate and Storey Lake Vacation Rental Financing, Reunion Resort Investment Property Financing.
Quick facts
| Osceola County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 481,718 | 2.1% of Florida |
| Growth since 2020 | 23.9% | +15.0 pts |
| Median home value | $353,300 | 2% lower |
| Median gross rent | $1,746 | 5% higher |
| Median household income | $72,637 | 3% lower |
| Gross rent yield | 5.93% | +0.3 pts |
| Owner occupied homes | 65.3% | −2.3 pts |
| Residents 65 and older | 13.4% | −7.9 pts |
| Average commute | 35 min | 26% higher |
| Homes built 2010 or later | 27.4% | +13.2 pts |
| Housing units permitted in 2025 per 1,000 residents | 15.3 | 101% higher |
| Veterans, share of adults | 6% | −1.4 pts |
| Median property tax paid | $2,700 | 1% lower |
| Average homeowners insurance with wind | $2,940 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Osceola County
Compared with the rest of Florida, Osceola County has population growth of 23.9% since 2020 versus 8.9% for Florida; a lot of new housing (27.4% built since 2010); and long commutes (35 minutes on average).
Central Florida county seated at Kissimmee, part of the Orlando metro, about 1,506 square miles with roughly 12 percent water. County seat: Kissimmee. Created in 1887.
Most people live in or around Kissimmee, Poinciana and St. Cloud. Kissimmee alone has about 81,479 residents.
It skews younger than Florida, with 13.4% of residents 65 or older. Larger households (2.98 people on average) mean more demand for 3 and 4 bedroom homes. Commutes run long: 35 minutes on average, and 30.2% of workers travel 45 minutes or more.
Growth and where it is heading
The Census counts 481,718 residents as of July 2025, versus 388,647 in 2020, a 23.9% change. Last year alone: +3.4%.
| 2025 building permits | Units |
|---|---|
| Single family | 5,085 |
| 2 to 4 units | 26 |
| 5 or more units | 2,255 |
| Total | 7,366 |
| Per 1,000 residents | 15.3 (well above Florida, 7.6) |
Newer housing dominates: 27.4% built since 2010. Ask about HOA and CDD fees on any new build; lenders count both. CDD fees explained
What the regional research shows
Osceola sits on the Disney and Highway 192 vacation corridor. Short term rentals are allowed only where county zoning and its short term rental overlay allow them, plus a state license and a local business tax receipt (Osceola County zoning). Apartment vacancy in the Kissimmee and Osceola submarket was 13.8% in mid 2026, the highest in the Orlando metro (Northmarq). Local operators describe heavy competition around Four Corners, ChampionsGate and Reunion and underestimated costs such as HOA dues near $500 and summer electric bills of $500 to $800 a month (BiggerPockets thread, fall 2026).
Regional context lives in the Central Florida investor guide.
Risks to price in
Osceola County has had no hurricane landfall since 2000, though passing storms still bring wind and flooding.
State data puts the typical homeowners policy with wind at $2,940 a year in Osceola County.
Flood, storms and jobs
| Osceola County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 14,370 (11%) | 13.3% |
| Homes with federal flood insurance | 7,888 (6%) | 13.7% |
| Insured share inside high risk zones | 35.9% | |
| Flood insurance claims since 2000 | 985, $24,935,691 paid | |
| Costliest flood events for insured homes | Hurricane Ian ($21,067,951); Hurricane Irma ($2,433,835); Other or unnamed flooding ($976,294) | |
| Major federal disasters declared since 2000 | 16 (12 hurricane, 1 tropical storm, 1 biological) |
Good news for flood premiums: the county (unincorporated areas) earned CRS class 5, so policies in high risk zones get 25% off. Flood map date: 06/18/13.
Where people work: hotels and restaurants (22%), retail (18%), health care and social assistance (16%), out of 100,837 private jobs in Osceola County (2023). Hotels and restaurants hold 22% of those jobs (well above Florida's 13%).
Buying a home in Osceola County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $541,287 |
| Conforming (above this is jumbo) | $832,750 |
| FHA loan at the median price with 3.5% down | $346,901 |
The median priced home fits under the FHA limit with room to spare. FHA limits
The median home equals 4.9 years of median household income (4.8 for the state).
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 7,269 | 63% | 72.2% | $341,830 |
| FHA | 3,286 | 28.5% | 17.8% | $363,707 |
| VA | 982 | 8.5% | 9.9% | $432,373 |
| USDA | 9 | 0.1% | 0.2% | $337,222 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 70.2% |
| Cash out refinance | 12.2% |
| Rate and term refinance | 7.3% |
| Home improvement | 4.1% |
That is down 6.3% from 12,319 loans in 2024. FHA share runs well above the state.
Loans that fit the local numbers
- Conventional: used for 63% of loans; mortgage insurance comes off later.
- FHA: median price $353,300 vs limit $541,287.
Down payment help and taxes
Down payment help: use the statewide programs from the Florida Housing Finance Corporation. Owners paid a median $2,700 in property tax (0.76% of value). Homestead and tax caps
Sample FHA payment at $353,300
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $2,383 |
| Property tax | $224 |
| Insurance (county average) | $245 |
| FHA mortgage insurance | $159 |
| Total before HOA or CDD | $3,011 |
| Income needed at a 45% debt ratio | $80,286 a year |
| Median household income here | $72,637 |
Example, not a quote. Assumptions: how these numbers are estimated.
Short term rental rules
Unincorporated Osceola County Allowed in some zones
| Where | Only where the county Short Term Rental overlay map and zoning allow, including the STRPD (Short Term Rental Planned Development) district. Subdivisions and planned developments can add limits. |
|---|---|
| Licenses and fees | State DBPR vacation rental license, then a county local business tax receipt through the Osceola County Tax Collector |
| Also | Call county zoning at (407) 742 0200 to confirm a parcel. Osceola County collects its own tourist tax (owners remit it themselves). |
Official page found, but it did not list every rule. Checked 2026-10-29. Source: Osceola County STRPD District page (updated Aug 25, 2025).
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 Osceola County
| Rental math at the county median | Value |
|---|---|
| Price / rent | $353,300 / $1,746 |
| Gross rent yield | 5.93% |
| Estimated net cap rate | 2.7% to 3.7% |
| Payment with 25% down at 7.32%, plus tax and insurance | $2,289 |
| DSCR at 25% down | 0.76 |
| Down payment for DSCR 1.0 | 48% down |
| Down payment for DSCR 1.25 | 62% down |
Census rents include apartments; house rents usually run higher. DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Osceola County | vs Florida | |
|---|---|---|
| Renter occupied homes | 34.7% | +2.3 pts |
| Rent as share of renter income | 37.9% | +2.7 pts |
| Rental vacancy | 7% | −0.6 pts |
High rent burden limits how far rents can climb.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 6% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 11.2% (+3.4 pts vs Florida) |
Vacation rental towns with guides: Kissimmee, Poinciana, Celebration. Before you underwrite nightly income, get the zoning and HOA answer in writing. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 60.5% |
| Buildings with 5+ units | 19.6% |
| Manufactured homes | 6.7% |
| 2025 loans on 2 to 4 unit properties | 0.38% |
Largest cities and towns in Osceola County
Among places with at least 1,000 residents, Celebration has the highest median value ($635,000) and Campbell the lowest ($77,200); Campbell shows the best rent to price ratio (20.04% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Kissimmee | 81,479 | $304,400 | $1,647 | $53,758 |
| Poinciana | 75,068 | $290,700 | $1,965 | $68,015 |
| St. Cloud | 65,130 | $356,200 | $1,683 | $83,174 |
| Four Corners | 65,048 | $351,800 | $1,847 | $72,879 |
| Buenaventura Lakes | 32,682 | $327,500 | $1,806 | $68,887 |
| Celebration | 13,667 | $635,000 | $2,020 | $96,242 |
| Campbell | 2,123 | $77,200 | $1,289 | $40,411 |
| Yeehaw Junction | 440 | $325,400 | n/a | $44,339 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
Osceola County has the fastest growth in its group; 6 of its 7 neighbors are cheaper by median value.
| County | Median value | Median rent | Rent yield | Growth since 2020 |
|---|---|---|---|---|
| Osceola County | $353,300 | $1,746 | 5.93% | 23.9% |
| Brevard County | $339,600 | $1,556 | 5.5% | 9.5% |
| Highlands County | $187,900 | $1,035 | 6.61% | 9.8% |
| Indian River County | $351,500 | $1,357 | 4.63% | 8.1% |
| Lake County | $318,400 | $1,586 | 5.98% | 18.8% |
| Okeechobee County | $193,000 | $1,082 | 6.73% | 7.5% |
| Orange County | $390,100 | $1,775 | 5.46% | 6.9% |
| Polk County | $266,500 | $1,363 | 6.14% | 20.7% |
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.
- 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.