Kissimmee hosts 10,143 active STR listings with a median monthly revenue of $3,206 and an average ADR of $308.
Market Overview
Kissimmee, Florida sits at the center of one of the largest short-term rental markets in the United States. As of February 2026, the market counts 10,143 active listings, making it a high-supply, high-demand destination driven by roughly 10 million annual visitors drawn to the Orlando-area theme parks and Osceola County’s lake and outdoor recreation offerings.
The market has grown substantially over the past five years. Active listing counts rose from 5,940 in 2021 to 10,143 by early 2026, a 71% increase in supply. That supply growth has compressed average occupancy from 62.8% in 2021 to 47.5% in the most recent data period, while average daily rates have moved from $216 to $308 over the same span, partially offsetting the occupancy decline.
Average monthly revenue for the market sits at $3,857, though this figure is pulled upward by top performers. The median property (50th percentile) earns $3,206 per month. The spread between the bottom quarter and top quarter is significant: properties at the 25th percentile average $1,375 per month, while those at the 75th percentile reach $5,447. This wide distribution reflects how sharply property quality, location relative to theme park corridors, and management execution split outcomes in this market.
The market is year-round but not flat. March, July, and December consistently produce the highest occupancy and revenue. September and October represent the softest stretch of the calendar. Investors entering Kissimmee need a clear plan for managing the slow season, since a property sitting at 50% occupancy in September on a $357,000 purchase price has a very different return profile than peak-season numbers suggest.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue | Active Listings |
|---|---|---|---|---|
| Jan | 54% | $250 | $4,058 | 8,033 |
| Feb | 58% | $241 | $3,967 | 8,031 |
| Mar | 65% | $229 | $5,055 | 7,026 |
| Apr | 61% | $228 | $4,531 | 7,008 |
| May | 55% | $211 | $3,796 | 6,618 |
| Jun | 62% | $233 | $4,730 | 7,364 |
| Jul | 61% | $246 | $5,283 | 7,996 |
| Aug | 56% | $220 | $4,233 | 7,983 |
| Sep | 50% | $207 | $3,484 | 7,994 |
| Oct | 54% | $214 | $3,664 | 7,567 |
| Nov | 53% | $236 | $3,686 | 7,705 |
| Dec | 55% | $290 | $4,842 | 7,984 |
Kissimmee’s STR market runs on two primary demand drivers: school vacation calendars and major holiday windows. The data across 60 months reveals a consistent seasonal pattern with three peaks and one meaningful trough.
March is the single strongest month by occupancy, averaging 65.2% across the data set. This reflects spring break travel concentrated in Central Florida. March also produces the highest average monthly revenue at $5,055. April holds second position at 60.8% occupancy and $4,531 average revenue as spring break travel extends and Easter holidays bring additional volume.
July is the top month by average revenue at $5,283, driven by 60.6% occupancy and the highest summer ADR at $246. June is nearly as strong at 61.8% occupancy and $4,730 average revenue. Summer school breaks push Central Florida occupancy solidly above 60% for those two months.
December stands out as a premium ADR month. The average daily rate in December reaches $290, the second highest of any month, and average revenue of $4,842 reflects strong holiday travel. January and February both post solid occupancy near 54-58% due to winter escape travelers and the early theme park season.
September is the weakest month in the dataset at 50.4% average occupancy and $3,484 average revenue. October follows at 53.8% occupancy and $3,664 revenue. These two months represent the post-summer, pre-holiday lull when school is in session and theme park crowds thin. Investors should plan pricing strategy and reserves around a 6-8 week softer period from Labor Day through mid-October.
Revenue Breakdown
| Metric | 25th Pctile | Median | 75th Pctile | 90th Pctile |
|---|---|---|---|---|
| Revenue/mo | $1,375 | $3,206 | $5,447 | $7,800 |
| ADR | $198 | $274 | $372 | $512 |
| Occupancy | 20% | 44% | 71% | 86% |
The February 2026 snapshot shows a wide performance spread across Kissimmee’s 10,143 active listings. At the 25th percentile, properties generate $1,375 per month. The median property earns $3,206 per month. Properties in the top quarter clear $5,447 monthly, and the top 10% reach $7,800 per month.
On a daily rate basis, the same spread applies. Bottom-quartile properties average $197.70 per night. The median ADR is $274.30. Top-quartile properties command $372 per night, and top-decile properties average $511.60 nightly.
Occupancy distribution drives a large portion of this revenue gap. Properties at the 25th percentile run at just 20% occupancy, while median properties post 44%, top-quartile properties hit 71%, and the top 10% sustain 86% occupancy. The jump from 20% to 44% between the bottom and median performer represents the clearest opportunity: properties in this market are not failing because of insufficient demand, they are failing because of positioning, photos, pricing strategy, or amenity gaps.
RevPAR (revenue per available room) for the market averages $137.80, with a median of $114.50. For context, a property running at median occupancy and median ADR produces roughly $45,900 in gross annual revenue before platform fees, taxes, and operating costs.
Investment Analysis
Revenue Trend
RevPAR & ADR Trend
| Date | Revenue | RevPAR | ADR |
|---|---|---|---|
| Mar 2021 | $5,408 | $174 | $209 |
| Apr 2021 | $5,236 | $175 | $210 |
| May 2021 | $5,139 | $166 | $209 |
| Jun 2021 | $5,613 | $187 | $221 |
| Jul 2021 | $6,014 | $194 | $232 |
| Aug 2021 | $5,108 | $165 | $219 |
| Sep 2021 | $4,203 | $140 | $196 |
| Oct 2021 | $4,187 | $135 | $211 |
| Nov 2021 | $3,976 | $133 | $215 |
| Dec 2021 | $5,048 | $163 | $241 |
| Jan 2022 | $4,093 | $132 | $223 |
| Feb 2022 | $4,236 | $151 | $229 |
| Mar 2022 | $5,641 | $182 | $234 |
| Apr 2022 | $5,243 | $175 | $245 |
| May 2022 | $4,254 | $137 | $229 |
| Jun 2022 | $5,809 | $194 | $240 |
| Jul 2022 | $6,240 | $201 | $272 |
| Aug 2022 | $4,866 | $157 | $227 |
| Sep 2022 | $4,259 | $142 | $211 |
| Oct 2022 | $4,412 | $142 | $217 |
| Nov 2022 | $4,325 | $144 | $226 |
| Dec 2022 | $5,002 | $161 | $264 |
| Jan 2023 | $4,156 | $134 | $231 |
| Feb 2023 | $4,085 | $146 | $218 |
| Mar 2023 | $5,129 | $166 | $211 |
| Apr 2023 | $4,320 | $144 | $204 |
| May 2023 | $3,267 | $105 | $173 |
| Jun 2023 | $4,117 | $137 | $191 |
| Jul 2023 | $5,119 | $165 | $212 |
| Aug 2023 | $4,128 | $133 | $192 |
| Sep 2023 | $3,373 | $112 | $190 |
| Oct 2023 | $2,638 | $85 | $168 |
| Nov 2023 | $2,856 | $95 | $210 |
| Dec 2023 | $4,309 | $139 | $304 |
| Jan 2024 | $3,743 | $121 | $252 |
| Feb 2024 | $3,677 | $127 | $217 |
| Mar 2024 | $4,415 | $142 | $246 |
| Apr 2024 | $3,548 | $118 | $235 |
| May 2024 | $3,233 | $104 | $211 |
| Jun 2024 | $3,687 | $123 | $242 |
| Jul 2024 | $4,216 | $136 | $243 |
| Aug 2024 | $3,353 | $108 | $214 |
| Sep 2024 | $2,604 | $87 | $199 |
| Oct 2024 | $3,184 | $103 | $210 |
| Nov 2024 | $3,068 | $102 | $235 |
| Dec 2024 | $4,557 | $147 | $288 |
| Jan 2025 | $3,776 | $122 | $235 |
| Feb 2025 | $3,983 | $142 | $231 |
| Mar 2025 | $4,683 | $151 | $244 |
| Apr 2025 | $4,310 | $144 | $244 |
| May 2025 | $3,089 | $100 | $234 |
| Jun 2025 | $4,425 | $148 | $271 |
| Jul 2025 | $4,825 | $156 | $271 |
| Aug 2025 | $3,709 | $120 | $244 |
| Sep 2025 | $2,984 | $100 | $237 |
| Oct 2025 | $3,902 | $126 | $266 |
| Nov 2025 | $4,203 | $140 | $295 |
| Dec 2025 | $5,296 | $171 | $353 |
| Jan 2026 | $4,521 | $146 | $307 |
| Feb 2026 | $3,857 | $138 | $308 |
Occupancy vs Supply
| Date | Occupancy | Active Listings |
|---|---|---|
| Mar 2021 | 65% | 5,329 |
| Jun 2021 | 68% | 5,927 |
| Sep 2021 | 62% | 6,092 |
| Dec 2021 | 64% | 6,221 |
| Mar 2022 | 67% | 6,315 |
| Jun 2022 | 69% | 8,325 |
| Sep 2022 | 56% | 8,355 |
| Dec 2022 | 60% | 8,315 |
| Mar 2023 | 71% | 8,247 |
| Jun 2023 | 66% | 8,136 |
| Sep 2023 | 47% | 8,102 |
| Dec 2023 | 48% | 6,883 |
| Mar 2024 | 60% | 6,498 |
| Jun 2024 | 52% | 4,539 |
| Sep 2024 | 44% | 7,393 |
| Dec 2024 | 51% | 8,465 |
| Mar 2025 | 63% | 8,742 |
| Jun 2025 | 54% | 9,891 |
| Sep 2025 | 43% | 10,026 |
| Dec 2025 | 50% | 10,037 |
Kissimmee presents a calculable STR investment case built around high visitor volume and a wide range of entry price points, tempered by meaningful supply pressure and occupancy compression over the past four years.
At the current typical home value of $357,714 and a median monthly STR revenue of $3,206, the gross annual revenue for a median-performing property is approximately $38,472. Against a purchase price near $357,000, that represents a gross yield of roughly 10.8% before expenses. Top-quartile properties generating $5,447 per month ($65,364 annualized) would post gross yields closer to 18% on the same purchase basis, but reaching that performance level requires properties in premium corridors with strong amenity packages.
The market’s sale-to-list ratio of 0.971 and median 75 days to pending indicate that buyers are not paying above ask and properties are sitting longer than in a seller’s market. This gives investors negotiating room. The median sale price of $385,666 is slightly above the typical home value estimate of $357,714, suggesting recent sales are skewing slightly larger or higher-quality than the overall stock.
The primary risk in Kissimmee is supply saturation. The listing count grew 71% from 2021 to 2026 while average occupancy fell 15 percentage points. ADR growth has partially compensated, but the trend is clear: more competition per booking. Investors should underwrite at current occupancy levels (46-53% depending on season) rather than historical highs. Properties near Disney World and Universal corridors, with private pools and resort-style amenities, consistently outperform the market average and protect occupancy better during slow periods.
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Start Free TrialHome Value Trends
| Date | Typical Home Value |
|---|---|
| Mar 2021 | $278,290 |
| Dec 2021 | $325,397 |
| Sep 2022 | $394,629 |
| Jun 2023 | $388,646 |
| Mar 2024 | $395,376 |
| Dec 2024 | $390,872 |
| Sep 2025 | $371,902 |
Booking Insights
The average booking lead time in Kissimmee as of February 2026 is 72 days, with a median of 51 days. This means half of all bookings come in 51 days or less before arrival, while the average is pulled upward by a portion of guests planning well in advance, likely for holiday periods and spring break windows.
This lead time profile has direct implications for pricing strategy. A dynamic pricing approach that holds rates firm at 60-plus days out and discounts strategically inside the 30-day window captures both early planners willing to pay for certainty and last-minute travelers filling gaps. Properties that discount too aggressively too early leave revenue on the table during high-demand periods.
The average length of stay is 6.3 nights, with a median of 4 nights. The gap between mean and median signals a meaningful share of stays in the 7-plus night range, pulling the average up. This is consistent with Kissimmee’s position as a destination requiring multiple days to cover theme park attractions. Longer minimum stay requirements (4 or 5 nights during peak periods) can improve operational efficiency and reduce turnover costs without meaningfully reducing bookings in a market where the average guest stays 6 nights. Shorter minimums of 2-3 nights work better for filling the off-season calendar when demand is softer.
Short-Term Rental Regulations
Kissimmee has one of the more defined STR regulatory frameworks in Florida. Operating legally requires completing two distinct approval steps before accepting any bookings.
The first requirement is a conditional use permit issued by the City of Kissimmee. This permit is not automatic. Applications go through review by the Development Review Committee and then require a public hearing before the Planning Advisory Board. Property owners should expect a multi-week process and potential conditions attached to approval. Zoning is the gating factor: short-term rentals are permitted only in specific zoning districts, including RB-1, RB-2, RC-1, and RC-2. Properties in other zones are not eligible regardless of other compliance steps.
The second requirement is a business tax receipt specifically designated for short-term rental activity. This is separate from a general business license and must reflect the STR use.
On the tax side, Kissimmee STR operators must collect and remit three layers of tax from guests: Florida’s 6% state sales tax, the 6% Osceola County tourist development tax (the bed tax), and an additional 1.5% Osceola County surtax. Combined, guests pay roughly 13.5% in taxes on top of the nightly rate. Platforms like Airbnb and VRBO collect and remit some of these taxes automatically in Florida, but operators are responsible for confirming what is and is not being remitted on their behalf.
Safety requirements include functioning smoke detectors and carbon monoxide alarms throughout the property. Investors purchasing outside city limits in unincorporated Osceola County will face county-level rules rather than city rules, which differ in meaningful ways. Confirm the exact jurisdiction before purchase.
Market Comparison
Kissimmee’s 10,143 active listings make it one of the largest STR markets in the country by listing count. For context, most mid-sized US STR markets run between 500 and 3,000 listings. Kissimmee operates at a scale more comparable to markets like Nashville, Scottsdale, or the Great Smoky Mountains corridor.
At a $274.30 median ADR, Kissimmee prices below luxury mountain or coastal destinations (where medians often exceed $350-$400) but above the national STR median, which has historically hovered near $200-$225. The market’s strength is not premium pricing; it is volume and year-round demand driven by a tourism infrastructure that draws 10 million annual visitors.
Occupancy at the median (44%) is below the national STR average of roughly 50-55%, which reflects the supply pressure from rapid listing growth since 2021. Markets with more controlled supply (coastal towns with permit caps, mountain towns with limited buildable land) tend to hold occupancy above 60% at the median. Kissimmee’s occupancy compression is a known dynamic and should be factored into any underwriting model.
The gross yield potential at 10-11% for a median performer compares favorably to most traditional residential rental markets in Florida, where gross yields on long-term rentals typically run 6-8% in comparable price ranges. The premium for STR performance comes with higher operational intensity and regulatory compliance requirements.
Frequently Asked Questions About Kissimmee, Florida
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