Stop buying the area, start buying the bedroom count?

Question

In the Orlando STR market, 5-7 BR homes are pacing nearly double the market medians for 2026. For those of you in the trenches—are you pivoting away from smaller condos entirely, or is the 'Disney proximity' premium still worth the lower bedroom count?

John Underwood · Answer

I will never buy a condo, too much uncertainty with HOA rules.

Collin Hays · Answer

Agreed. Condos are only a slightly better investment than timeshares.

Dave Stokley · Answer

Everything about the Florida markets is insane, including that design quote. Y'all need to come to Ohio where I can find you a house under $500k that will do $100k in annual revenue and the entire design fee will be under $15k.

Shawn McCormick · Answer

Thanks @Michael Baum. Yes, bedroom count and theming matter most. But other nuances included walking distance to the amenity center, a South facing pool, no rear neighbor (conservation or water view) providing we are only speaking about the resort communities here in Orlando, not just neighborhoods that allow it.

So hitting as many of those marks puts you in a much better place than just bedroom count. Since most of the resort communities start at 5 beds for SFR anyway.

Danae Pitcher · Answer

@John Underwood  I totally understand that.  If people switch to a townhome, it changes the landscape a little in that it gets it out of that "condo" designation.

Erin Walker · Answer

I don't know why I quoted...I was posting for the first time and don't know what I am doing.

Im getting ready to purchase an 8 bedroom in Kissimmee in Windsor at Westside. Am I making a mistake? 😆 help I don't know what I am doing!

I hate the large hoa and cdd fees, but realtors, pushy ones at that, keep saying that's the only way to do it. Themed rooms, they say, are a must. They're charging 15k for one room to theme though-yikes!

Danae Pitcher · Answer

@Erin Walker I just closed a house I listed in Windsor at Westside today.  Theming and amenities are very important but I also advocate for some less flashy developments where we have proven results.  If you get a great deal,you can put the money into the home interior improvements and theming.  Right now there are some amazing opportunities.  Message me if you would like to discuss.  I have a great property management company for you, as well.

Jon Martin · Answer

My comment was not specific to the Disney market, so I can’t say whether it’s a good investment or not. In general, the more bedrooms you increase the less homes there are at that bedroom count, and the more you stand out. Although it sounds like there are a lot of high bedroom count homes in that market so IDK.

Are you sure the HOA is ok with STR?

Ryan Moyer · Answer

What is your purchase price and projected revenue? How much are you planning to invest in theming?

Jon Martin · Answer

I've always said that you are either 1 bedroom or 5+. 2-3 is the worst from a revenue to cost perspective, with 4 bedrooms being a noticeable improvement yet often falling well short of a 5 bedroom.

5+ is where the action starts, and hockey sticks up from there. I would only do a 2-3 bedroom property if it was an A+ location.

Stop buying the area, start buying the bedroom count?

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