This guide covers Kissimmee, Florida only. Neighboring markets often confused with Kissimmee in STR regulation research include:
- Orlando: The largest city in the region, with its own city-specific STR rules and Orange County regulations.
- St. Cloud: Separate city in Osceola County with distinct STR zoning and enforcement.
- Celebration: Master-planned community near Disney, governed by unique HOA and county rules.
- Lake Buena Vista: Small city home to Walt Disney World, with different municipal and county STR requirements.
Legality Verdict
Short-term rentals are legal in Kissimmee, FL, but require state and county licensing, registration, and compliance with a 13.5% lodging tax. Zoning and HOA restrictions may apply. Enforcement is generally lenient, but recent party crackdowns signal increased scrutiny.
- Legality Status: 3/5
- License Availability: 4/5
- Compliance Cost (% revenue): 3/5
- Regulatory Stability: 4/5
- Enforcement Climate: 3/5
TL;DR
Kissimmee STRs are defined as rentals under 30 days and require a Florida DBPR license ($230+), Osceola County BTR ($50–$100/year), and registration for a 13.5% total lodging tax. No city-level permit cap or occupancy rule is codified, but zoning and HOA restrictions may apply. The biggest gotcha: Hosts must manually collect and remit the 6% Osceola Tourist Development Tax—platforms do not handle this.
Quick Facts
| Item | Detail |
|---|---|
| STR Definition | Rental of a residential property for periods shorter than 30 days or three times per year LegalClarity |
| Registration Required | Yes (State DBPR license + Osceola County BTR) Vacation Home Help |
| Permit Cost | $230 (DBPR: $50 application + $170 license + $10 HEP fee, biennial) Vacation Home Help |
| Annual Renewal | $50–$100 (Osceola BTR, annual) Vacation Home Help |
| State Sales Tax | 6% Airbnb Help Center |
| Osceola County Discretionary Surtax | 1.5% Airbnb Community |
| Osceola County Tourist Development Tax | 6% Osceola County Tax Collector |
| Total Effective Lodging Tax | 13.5% (state + county) Osceola County Tax Collector |
| City Lodging Tax | Not codified — only county and state taxes apply Osceola County Tax Collector |
| Airbnb/VRBO Tax Handling | Platforms collect state + surtax, but NOT county TDT; hosts must remit TDT directly Osceola County Tax Collector |
| License Cap | No cap Vacation Home Help |
| Permitted Zones | Not codified — verify with city Planning office Kissimmee Code of Ordinances |
| Prohibited Zones | Not codified — verify with city Planning office Kissimmee Code of Ordinances |
| Occupancy Cap | Not codified — check HOA or fire/life-safety code Kissimmee Code of Ordinances |
| Parking Requirement | Not codified — check HOA or city code Kissimmee Code of Ordinances |
| HOA/Condo Override | Yes — private covenants may restrict STRs Gwyn Picerne Homes |
| Inspection Requirement | Not codified — building/fire code may apply Kissimmee Code of Ordinances |
| Local Contact Requirement | Not codified Kissimmee Code of Ordinances |
| Transferability | Not transferable — new DBPR application required Vacation Home Help |
| Enforcement Penalties | $500–$5,000/day (state law); $250/day (county BTR) Property Leads Florida Osceola County Tax Collector |
| Primary Regulator | Osceola County Tax Collector & Florida DBPR Osceola County Tax Collector |
| Last Updated | 2026-06-11 |
Regulatory Impact Snapshot
Underwriters should model compliance costs at 13.7% of gross revenue, with median Kissimmee, FL STRs earning $42,552 at an average daily rate of $217 and 53% occupancy. The largest cost driver is the 13.5% lodging tax stack (state and county), plus $230 in state licensing every two years and $50–$100 annually for the Osceola County BTR. The binding constraint is the requirement for hosts to manually collect and remit the 6% Osceola Tourist Development Tax—platforms do not handle this. Zoning and HOA restrictions may further limit operations. Run this market in our Airbnb Calculator →
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Frequently Asked Questions
Basics
What is considered a short-term rental in Kissimmee, FL?
A short-term rental is any residential property rented for less than 30 days or more than three times per year for periods under 30 days LegalClarity.
Are short-term rentals legal in Kissimmee?
Yes, STRs are legal with proper state and county licensing, but must comply with zoning and HOA rules Vacation Home Help.
Does Kissimmee have its own STR ordinance?
No, the city does not have a separate STR ordinance; state and county rules apply Kissimmee Code of Ordinances.
Licensing
What licenses are required to operate an STR in Kissimmee?
You need a Florida DBPR vacation rental license and an Osceola County Business Tax Receipt (BTR) Vacation Home Help.
How much does the DBPR license cost?
$230 for a single-unit property (application, license, and HEP fee), renewed every two years Vacation Home Help.
Is there a cap on STR licenses in Kissimmee?
No, there is no cap on the number of STR licenses Vacation Home Help.
Is the DBPR license transferable if I sell my property?
No, a new owner must apply for a new license and pay the application fee Vacation Home Help.
Taxes
What is the total lodging tax rate for Kissimmee STRs?
13.5%: 6% state sales tax, 1.5% county surtax, and 6% county tourist development tax Osceola County Tax Collector.
Do Airbnb and VRBO collect all required taxes?
No, they collect state and surtax, but not the 6% Osceola Tourist Development Tax; hosts must remit this directly Osceola County Tax Collector.
Do I need to register with the Florida Department of Revenue?
Yes, all STR operators must register to collect and remit state sales tax Avalara MyLodgeTax.
Operations
Are there occupancy or parking limits for STRs in Kissimmee?
Not codified at the city level; check HOA rules and fire/life-safety codes Kissimmee Code of Ordinances.
Do I need a 24/7 local contact?
No city-level requirement is codified, but check with your HOA or property manager Kissimmee Code of Ordinances.
Can HOAs or condos prohibit STRs?
Yes, private covenants can restrict or ban STRs regardless of city or county law Gwyn Picerne Homes.
Are inspections required?
Not codified for STRs, but building and fire codes may require compliance Kissimmee Code of Ordinances.
Enforcement
What are the penalties for operating without a license?
State fines are $500–$5,000 per day; county BTR violations can be $250 per day Property Leads Florida Osceola County Tax Collector.
How strict is enforcement in Kissimmee?
Generally lenient, but recent party-related crackdowns have increased scrutiny Mike Chen Realtor.
Are there recent changes to STR laws?
No major changes since 2024; local rules remain after the state preemption bill was vetoed Avantio.
Who is the primary enforcement agency?
Osceola County Tax Collector and Florida DBPR handle licensing; city code enforcement handles local violations Osceola County Tax Collector.
Permit Process
Operating a short-term rental in Kissimmee requires a Florida DBPR vacation rental license and an Osceola County Business Tax Receipt (BTR). The DBPR license costs $230 for a single unit and is renewed every two years. The BTR costs $50–$100 annually and must be renewed by September 30 each year. There is no city-level STR permit, but properties inside city limits may also require a City Occupational License. The DBPR license is not transferable; new owners must reapply and pay the application fee Vacation Home Help.
Zoning
Kissimmee does not separately codify which zoning districts allow or prohibit STRs in its online code. Property owners must verify allowed uses with the city Planning and Code Enforcement office. HOA or condo association rules may further restrict STRs, including minimum stays, guest rules, and parking limits. Always confirm both city zoning and private covenants before operating Kissimmee Code of Ordinances.
Taxes and Remittance
Kissimmee STRs are subject to a 6% Florida state sales tax, a 1.5% Osceola County discretionary surtax, and a 6% Osceola County Tourist Development Tax (TDT), totaling 13.5%. Airbnb and VRBO collect only the state and surtax; hosts must manually collect and remit the TDT to the Osceola County Tax Collector. Registration with both the Florida Department of Revenue and the county is required for compliance Osceola County Tax Collector.
Enforcement and Recent Actions
Enforcement in Kissimmee is generally complaint-driven and lenient, but penalties for noncompliance are significant: $500–$5,000 per day under state law and $250 per day for county BTR violations. In May 2026, law enforcement increased crackdowns on illegal parties at STRs, signaling a shift toward stricter oversight, especially for nuisance properties Property Leads Florida ClickOrlando.
Recent Changes and Pending Legislation
Florida Senate Bill 280, which would have preempted local STR regulation and created a statewide registry, was vetoed in June 2024. As a result, Kissimmee and Osceola County retain local control over STR rules. No major amendments or new enforcement bills have been reported for 2024–2026, but operators should monitor for future changes Avantio.
Comparable Markets
- Orlando, FL — Consider if you want a larger metro with city-specific STR caps and enforcement.
- Davenport, FL — Consider for lower price points and similar county tax stack.
- St. Cloud, FL — Consider for a smaller city with distinct zoning and enforcement.
- Lake Buena Vista, FL — Consider for proximity to Disney and unique municipal rules.
Sources
- Osceola County Tax Collector – Office of Bruce Vickers: https://osceolataxcollector.org/tourist-development-taxtes/
- Application-LBTR-Short-and-Long-Term-Rental.pdf (Osceola County Tax Collector): https://osceolataxcollector.org/wp-content/uploads/2020/08/Application-LBTR-Short-and-Long-Term-Rental.pdf
- CHAPTER 14-4: ZONING | Code of Ordinances | Kissimmee, FL: https://library.municode.com/fl/kissimmee/codes/code_of_ordinances/413382?nodeId=PTIIILADECO_CH14-4ZO_14-4-1APOTSU
- Vacation Home Help – Vacation Rental License & Tax Guide: Kissimmee, FL Osceola 2026: https://vacationhomehelp.com/vacation-rental-license-tax-kissimmee-fl-osceola/
- Airbnb Help Center: https://www.airbnb.com/help/article/2301
- Airbnb Community (host forum): https://community.withairbnb.com/t5/Help-with-your-business/Osceola-County-Tourist-Development-Tax/m-p/1233614
- LegalClarity: https://legalclarity.org/florida-short-term-rental-laws-compliance-and-regulations/
- Gwyn Picerne Homes: https://gwynpicernehomes.com/blog/short-term-rental-rules-near-kissimmee-a-buyers-guide
- Satori Real Estate Group: https://satorirealestategroup.com/blog/kissimmee-shortterm-rentals-rules-and-buyer-basics
- Mike Chen Realtor: https://mikechenrealtor.com/real-estate-blog/osceola-county-str-laws-airbnb-regulations/
- Property Leads Florida: https://propertyleadsflorida.com/florida-short-term-rental-laws-2026/
- Avalara MyLodgeTax: https://www.avalara.com/mylodgetax/en/resources/vacation-rental-tax-guides/florida.html
- Avantio: https://www.avantio.com/blog/florida-vacation-rental-laws/
- ClickOrlando: https://www.clickorlando.com/news/local/2026/05/07/osceola-county-sheriff-to-address-vacation-rental-arrests/
This page is research, not legal advice. Consult local counsel before acquiring or operating a short-term rental in City of Kissimmee, Osceola County, Florida.
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