Kissimmee vacation home cost calculator: HOA, tax, insurance and management

How to use it

Type the purchase price and choose where the home is. Then type the HOA fee per month, the yearly insurance premium you were quoted, any non-ad valorem assessments shown on the tax bill, the rent you expect to collect in a year and the percentage a manager charges on it. Leave blank what you do not know: the total counts only what you type. Nothing you type is stored or sent anywhere.

What the calculator does with your numbers

The property tax line follows the state's own formula. The Florida Department of Revenue gives it as assessed value equals just value minus assessment limits, taxable value equals assessed value minus exemptions, and total tax liability equals taxable value times the millage rate. A mill is one one-thousandth of a United States dollar (Florida Statutes § 192.001), so each mill is one dollar of tax for every US$1,000 of taxable value.

The calculator uses the price you type as the taxable value, and that is an assumption. A person who, on January 1, has the legal title or beneficial title in equity to real property in Florida and who in good faith makes the property his or her permanent residence, or the permanent residence of another or others legally or naturally dependent upon him or her, is entitled to the homestead exemption (Florida Statutes § 196.031); the calculator subtracts none, on the premise that a vacation home is nobody's permanent residence. Except as that section provides, nonhomestead residential property is assessed at just value as of January 1 of the year following a change of ownership or control (Florida Statutes § 193.1554). Just value is the Property Appraiser's determination: the statute lists eight factors for it, the first of them the present cash value of the property, which is the amount a willing purchaser would pay a willing seller, exclusive of reasonable fees and costs of purchase, in a transaction at arm's length (Florida Statutes § 193.011). The price typed here stands in for that figure, and the Property Appraiser's figure may differ from it.

The other lines are arithmetic on your own figures: the HOA fee times 12, the insurance premium as quoted, the assessments as billed, and the management percentage applied to the rent you entered.

Which rate is yours

Osceola County's table is keyed by mill code, and the county's tax bill carries a field labelled millage code. For tax year 2026 the table gives code 300, Osceola County, a total of 13.8253 mills; code 200, Kissimmee, a total of 17.3824 mills; and code 100, St. Cloud, a total of 17.8699 mills (Osceola County Property Appraiser, 2026 Final Millage Rates). The difference between the first two is the city's own line, 4.6253 mills, against an emergency medical services line of 1.0682 mills under code 300.

Other codes carry other totals. Code 306, Indian Ridge, totals 18.1608 mills, and code 314, in the St. Johns River Water Management District, totals 13.7745 (Osceola County Property Appraiser, 2026 Final Millage Rates). If the bill for the home you are looking at shows a code that is not in the calculator's list, choose Other and type its total.

What the total leaves out

Assessments that are not based on value. Osceola's tax notice is a combined notice of ad valorem and non-ad valorem assessments, and the statute defines a non-ad valorem assessment as only those assessments which are not based upon millage and which can become a lien against a homestead as permitted in section 4 of Article X of the State Constitution (Florida Statutes § 197.3632). The calculator has a field for them; the amount is on the bill.

Taxes a short-term rental collects from guests. The Tourist Development Tax is a charge on the total rental amount charged to a guest for any short-term rental of less than 180 days, and it has been 6% in Osceola County since July 1, 2004 (Osceola County Tax Collector). Florida's 6% state sales tax, plus any applicable discretionary sales surtax, applies to rental charges for periods of six months or less (Florida Department of Revenue, GT-800034), and Osceola's surtax for calendar year 2026 is 1.5% (Florida Department of Revenue, DR-15DSS). For the Tourist Development Tax, the person receiving the rent is responsible for remitting the tax regardless of where the payment exchange takes place (Osceola County Tax Collector), and every person who rents, leases, lets or grants a license to use transient accommodations is required to register with the Department of Revenue to collect, report and remit the sales tax (Florida Department of Revenue, GT-800034).

Licences. Each public lodging establishment must obtain a license from the state, and licenses are renewed annually (Florida Statutes § 509.241); a vacation rental is any unit or group of units in a condominium or cooperative, or any individually or collectively owned single-family, two-family, three-family or four-family house or dwelling unit, that is also a transient public lodging establishment but that is not a timeshare project (Florida Statutes § 509.242). The Department of Business and Professional Regulation lists the full-year fee for a single rental unit at $170, with a $50 application fee that is paid in addition when applying for a new or change of ownership license. Osceola County's Local Business Tax Receipt is renewed annually in the amount of $30.00 (Osceola County Tax Collector).

Furniture and equipment. Tangible personal property tax is an ad valorem tax assessed against the furniture, fixtures and equipment located in businesses and rental property (Osceola County Tax Collector).

Utilities, maintenance, cleaning, pool and lawn care, repairs and a mortgage are not in the total either. No official source prices them, and the calculator does not guess.

When the bill arrives, and what comes after the first year

Osceola's Tax Collector says tax statements are normally mailed on or before November 1 and that the gross amount is due by March 31 of the following year, with a 4% discount if paid in November, 3% in December, 2% in January and 1% in February, and that taxes become delinquent on April 1 of each year (Osceola County Tax Collector). The statutes state it this way: all taxes are due and payable on November 1 of each year or as soon thereafter as the certified tax roll is received by the tax collector, and they become delinquent on April 1 following the year in which they are assessed or immediately after 60 days have expired from the mailing of the original tax notice, whichever is later (Florida Statutes § 197.333); the 4 percent discount applies in the month of November or at any time within 30 days after the sending of the original tax notice (Florida Statutes § 197.162). Tax notices are sent to the owner's last record of address as it appears on the tax roll, and it is the responsibility of each taxpayer to ensure that the taxes are paid and that a tax bill is received (Osceola County Tax Collector).

After the first assessment at just value, any change resulting from the annual reassessment of nonhomestead residential property, which the statute defines as residential real property that contains nine or fewer dwelling units, including vacant property zoned and platted for residential use, and that does not receive the homestead exemption, may not exceed 10 percent of the assessed value of the property for the prior year, a limit that applies to all levies other than school district levies; changes, additions or improvements to the property are assessed at just value as of the first January 1 after they are substantially completed (Florida Statutes § 193.1554). The millage itself is set each year by the taxing authorities, which is why the calculator's rates carry a tax year.

The HOA line deserves the same care as the tax line. A homeowners' association governed by chapter 720 prepares an annual budget that sets out the annual operating expenses and reflects the estimated revenues and expenses for that year (Florida Statutes § 720.303); for a community created after October 1, 1995, the governing documents must describe the manner in which expenses are shared, and assessments levied pursuant to the annual budget must be in the member's proportional share of expenses as described in the governing document (Florida Statutes § 720.308). The association's own budget is the source for that figure.