This is one of the comparisons that comes up most often among Latin American investors looking for their first or second vacation property in Orlando. And it makes sense to ask: both areas are within 30 minutes of Disney, both have communities approved for short-term rentals, and both can generate solid returns.

The profiles are different. They attract different types of guests and fit different investment strategies.

Where each one is and what defines it

• Kissimmee sits in Osceola County, between 4 and 15 miles from Walt Disney World depending on the specific location. It’s the most established vacation rental market in the Orlando area — it’s been attracting family tourism for decades, has the highest volume of short-term-rental-approved properties in the Disney corridor, and has a mature service infrastructure of cleaners, maintenance crews, and local vendors.
• Davenport is in Polk County, slightly further southwest. It’s between 15 and 25 minutes from Disney depending on the community. It’s a high-growth area: the past five years have seen significant development of new residential and resort communities, with lower entry prices than Kissimmee and an appreciation pace that attracts investors thinking long term.

The key difference isn’t the distance to Disney in both cases it’s within what guests consider acceptable but rather the entry price, the type of property available, and the maturity of the market.

Kissimmee: the proven market

Kissimmee has something Davenport is still building: a track record. The most in-demand communities — Windsor Hills, Storey Lake, Margaritaville Resort — have years of occupancy data and platform reputation behind them. That translates into a shorter ramp-up for a new property: guests already know the area and search for those communities by name.

• Average occupancy: recent market data places Kissimmee occupancy between 66% and 75% annually for well-managed properties, with peaks above 85–90% during high season (summer, Christmas, spring break).
• Guest profile: mid-size to large families, primarily North American and Latin American, with stays of 5 to 10 nights. Also multigenerational groups looking for 6+ bedroom homes with private pools and resort community amenities.
• 2026 entry price: properties in Kissimmee’s most sought-after communities start between $280,000 and $350,000 for 3–4 bedroom townhomes. Homes of 5–8 bedrooms with private pools in communities like Windsor Hills or Storey Lake run $400,000 to $650,000.
• What performs well here: themed décor properties (Disney, Star Wars, Marvel), large homes for groups, properties with splash pools or heated private pools. Competition is high, but so is demand volume. A well-positioned, well-managed property in Kissimmee rarely struggles with occupancy.
• Where to be precise: the price per square foot is higher than Davenport. HOA fees in established communities can also be steeper. Net margin depends heavily on how well operating costs are managed.

Davenport: the growing market

Davenport is the option that comes up most often in conversations about “first investment on a tighter budget.” The reason is concrete: entry prices run 10% to 20% lower than equivalent Kissimmee properties, with newer construction that requires less maintenance upfront.

Communities like ChampionsGate, Solterra Resort, and Windsor Island Resort are in Davenport or on the Davenport-Kissimmee boundary and perform well on vacation rental platforms.

• Ocupación promedio: los datos del mercado ubican la ocupación de Davenport alrededor del 65% anual en promedio, ligeramente por debajo de Kissimmee pero con menos variación entre temporadas para propiedades en comunidades premium. ChampionsGate, por su reconocimiento de marca, puede superar ese promedio.
• Perfil de huésped: similar a Kissimmee en cuanto a familias y grupos, pero con un componente mayor de viajeros de golf y un segmento premium en comunidades como Reunion Resort. También atrae a familias que priorizan el espacio y la privacidad sobre la proximidad extrema a los parques.
• Precio de entrada 2026: townhomes de 4–5 habitaciones en Solterra o Davenport parten desde $300,000–$380,000. Casas de 6–9 habitaciones en ChampionsGate pueden ir de $450,000 a $750,000. Hay opciones más accesibles en comunidades menos conocidas, aunque con menor demanda probada.
• Lo que funciona aquí: casas grandes con múltiples habitaciones en suite, propiedades en comunidades con amenidades completas (piscina comunitaria, lazy river, club house), propiedades nuevas con acabados modernos. El precio de entrada más bajo permite un ROI porcentual competitivo si la gestión es buena.
• Un número que no hay que ignorar: la distancia adicional a Disney sí afecta las tarifas por noche en comparación directa con Kissimmee. Esa diferencia se compensa con el precio de compra más bajo, pero requiere una estrategia de precios más activa para mantener la ocupación en temporada baja.

Side-by-side comparison

Which one fits your strategy?

• If you want cash flow from year one: Kissimmee is the safer choice. The market is mature, demand is predictable, and there’s less uncertainty about occupancy behavior. You pay more to enter, but income consistency is higher.
• If you’re thinking long-term appreciation: Davenport has more runway. Prices are rising in areas of active development, and getting into an emerging community now could generate significant capital gains over five to ten years. Cash flow exists too, but it requires more upfront work on positioning.
• If your budget is tighter: Davenport lets you access newer properties with less capital. That doesn’t mean lower returns — it means you need to be more precise about which community you choose and how it’s managed.
• If you already own one property and want a second: some investors hold one in each area. Kissimmee generates the steady cash flow; Davenport carries the appreciation bet. It’s not an unusual approach — it’s fairly common among Colombian owners who’ve been in the market for two or three years.

To analyze which area fits your specific situation, our guide on how to choose the right Orlando community based on your budget and expected income walks through the decision in detail. And if you want to understand how operating costs differ between the two areas before deciding, this breakdown of the real costs of managing an Orlando vacation property has the numbers you need.

Frequently asked questions

Which area has better communities for vacation rental?

Both have strong options. Kissimmee’s most recognized include Windsor Hills, Storey Lake, and Margaritaville Resort. In Davenport, ChampionsGate, Solterra Resort, and Windsor Island Resort stand out. The decision depends more on budget and property type than on the area alone.

Is it true that Davenport has lower taxes?

The Tourist Development Tax rate in Polk County (Davenport) is slightly lower than in Osceola County (Kissimmee). The difference is small roughly one percentage point and isn’t the deciding factor in a profitability analysis.

Which area has more new construction available?

Davenport. The development boom of the past few years has produced more new-build inventory than Kissimmee, where the supply is more consolidated. For investors who prefer new construction with builder warranties, Davenport has more options.

Does the extra distance to Disney significantly affect occupancy?

In communities with their own amenities pool, lazy river, clubhouse the distance gap matters less than expected. Guests choosing a resort home aren’t expecting to be at Disney’s doorstep: they’re looking for space, privacy, and on-site entertainment. Where distance does matter is in peak nightly rate ceilings during high season.

Can I buy in either area as a foreign national without residency?

 Yes. There are no legal restrictions on foreign buyers in either area. The process is identical to that of a local buyer: valid passport, proof of funds, and if financing is involved, additional bank documentation.

What Home Vacation Group manages in both areas

We manage properties in Kissimmee and in Davenport. The process is the same: a 15% fee on bookings generated, full management across Airbnb, VRBO, and Booking.com, dynamic pricing, and monthly reports.

We know both markets well because we work in both. If you have a property in either area or are evaluating a purchase we’ll put together a free analysis with an income projection based on real market data for that specific zone.

Request your free analysis here