Stop buying the area, start buying the bedroom count?

Orlando, Florida
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Stop buying the area, start buying the bedroom count?

Danae PitcherBusiness Member
Realtor · Orlando, FL · Member since 2023 · 61 posts · 61 votes

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?

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John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
6mo

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

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  • Ryan MoyerBusiness Member
    Property Manager · Orlando Kissimmee Davenport Salt Lake City, Park City · Member since 2019 · 993 posts · 1k+ votes
    6mo

    5-7 bedrooms is small in the Disney market...

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    • Danae PitcherBusiness Member
      OP
      Realtor · Orlando, FL · Member since 2023 · 61 posts · 61 votes
      6mo

      @Ryan Moyer  We definitely have bigger homes and there's a market for those as well, but overall we seem to see most best returns on the 5-7 beds.  Of course, there are always exceptions.  Other things come into play like highly themed bedrooms, locations within the community ( pond or conservation view), etc.  

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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    6mo

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

    5Reply
  • Andrew SteffensBusiness Member
    Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
    6mo

    I think in most markets larger homes do better.  Here (Tampa area) 4-6 bedrooms homes do best.  1-3 bedrooms (unless very unique) are a lower barrier to entry and therefore more congested.

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  • Jorge VazquezBusiness Member
    Real Estate Broker · Tampa, FL · Member since 2017 · 1k+ posts · 692 votes
    6mo

    I agree with you on this, and I’d add something I’ve been seeing firsthand… it’s really about the experience you create, not just the location. Location still matters, but more like a supporting role, as long as you’re within about an hour of the main attraction you’re good. I’m actually in Montreal right now at my final stop on this trip, staying in my third short term rental, and the best ones haven’t been about being in the perfect spot, they’ve been about space, bedroom count, and how well they’re set up for the stay. I see it on the ownership side too, I own 40 rentals and only 2 are short term, both in Ybor, and they perform really well even though some people would call that area rough, because they’re built for the experience and can handle more guests comfortably. So yeah Disney proximity helps, but if I had to choose I’m leaning bedroom count and experience all day because that’s what’s driving bookings right now.

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  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    6mo

    It seems that it has been that way for a long time. @Shawn McCormick has advised many about the greater Orlando area and has said many times that the big homes with great amenities and themes do the best.

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  • Jon Martin
    Member since 2022 · 1k+ posts · 1k+ votes
    6mo

    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. 

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    • Erin Walker
      Member since 2026 · 2 posts · 0 votes
      6mo
      Quote from @Jon Martin:

      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. 


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  • Shawn McCormickPro Member
    Realtor · Central Florida-Orlando · Member since 2014 · 1k+ posts · 892 votes
    6mo

    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.

    1Reply
  • Erin Walker
    Member since 2026 · 2 posts · 0 votes
    6mo

    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!

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    • Ryan MoyerBusiness Member
      Property Manager · Orlando Kissimmee Davenport Salt Lake City, Park City · Member since 2019 · 993 posts · 1k+ votes
      6mo
      Quote from @Erin Walker:

      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!


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

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    • Jon Martin
      Member since 2022 · 1k+ posts · 1k+ votes
      6mo
      Quote from @Erin Walker:

      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!


      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?

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    • Dave StokleyBusiness Member
      Property Manager · Cleveland, OH · Member since 2015 · 705 posts · 799 votes
      6mo
      Quote from @Erin Walker:

      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!


      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.

      1Reply
  • Danae PitcherBusiness Member
    OP
    Realtor · Orlando, FL · Member since 2023 · 61 posts · 61 votes
    6mo

    @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.

    [email protected]863-255-2300
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