Overview: Are short-term rentals allowed in Kissimmee-view, FL?

• Yes. Short-term rentals are allowed in the City of Kissimmee and unincorporated Osceola County where permitted by zoning and with the proper licenses, permits, and tax registrations in place.
• Key constraint: STRs are not permitted by right in all residential districts. In Kissimmee, many operators must obtain a Conditional Use Permit (CUP), and the STR must be located in a zoning district or overlay that allows vacation rentals (including certain SRPUD/MUPUD/STRO areas and many master-planned resort/overlay communities). As a practical matter, many compliant listings are inside planned development or overlay districts that expressly allow STRs.
• Reference: City zoning, CUP, and Business Tax Receipt rules are governed by the Kissimmee Code of Ordinances (see Sections 14-2-64; 14-2-206; and CUP provisions in 14-2-44; 14-2-51).

How to start a short-term rental business in this market (step-by-step)

1. Verify zoning and permitted use

• Confirm the property is in a district that allows STRs (e.g., RB-, RB-2, RC-1, RC-2 or within an STR overlay/SRPUD/MUPUD with an STR designation).
• In the City of Kissimmee, many STRs require a Conditional Use Permit (CUP). Review applicable sections of the Kissimmee Code of Ordinances and consult Planning & Zoning.

2. Obtain the required licenses and permits

• City of Kissimmee:
  • Business Tax Receipt (BTR) for STRs; fire inspection is typically required before issuance.
  • Conditional Use Permit (CUP) if required by zoning (public hearing may apply).
• State of Florida:
  • DBPR Vacation Rental License (required if you rent the property more than three times per year for less than 30 days per stay, or you market/hold out the property as regularly rented to guests).
• Osceola County (unincorporated areas and County-issued licenses may also apply within the City):
  • Osceola County STR License (plus inspection and annual renewal).

3. Register for and collect applicable taxes

• Florida State Sales Tax (6%).
• Osceola County Discretionary Sales Surtax (1.5%).
• Osceola County Tourist Development Tax (6%) applied to short-term rentals.
• Total combined lodging taxes commonly cited: 13.5% (6% state + 1.5% surtax + 6% TDT).
• Registration and filings are separate from platform collection; plan to file monthly returns even if no rentals occurred.

4. Secure proper insurance and complete required inspections

• Carry at least $1,000,000 in liability insurance (required for County license).
• Satisfy fire and safety inspections; for buildings 3+ stories or certain balcony heights, Florida DBPR requires a Certificate of Balcony Inspection (every 3 years).

5. Check HOA/Condo rules and neighborhood covenants

• Many resort communities and HOAs impose additional occupancy, quiet hours, parking, or amenity-use restrictions that can be stricter than city/county rules.

Required documents, permits, licenses, and guidelines

• City of Kissimmee (Planning/Zoning + BTR)

  • Conditional Use Permit (CUP) where zoning requires it (Sections 14-2-44; 14-2-51; 14-2-64; 14-2-206).
  • Business Tax Receipt (STR-specific); application available from the City; fire inspection required prior to issuance.
  • Zoning compliance review may precede BTR issuance; the City may reject applications not consistent with zoning.

• State of Florida (DBPR)

  • DBPR Vacation Rental License:
    • Condo or Dwelling application (apply separately for each property type).
    • Required documents typically include:
      • Main Address (address of record).
      • Rental Location Address (each unit).
      • Resort Classification (Collective/Group/Single).
      • Fees (paid at application).
      • Disabled Veteran Exemption (DD214, if applicable).
      • Certificate of Balcony Inspection (if applicable).
      • Human Trafficking awareness training for relevant staff.
    • Applications are submitted online through DBPR.

• Osceola County (Licensing/Taxes)

  • County STR License:
    • STR license application form.
    • Proof of ownership (deed or tax bill).
    • Valid government-issued photo ID.
    • Detailed floor plan showing safety equipment locations.
    • Proof of $1,000,000 liability insurance.
    • Signed and notarized compliance affidavit.
    • Inspection and license fees (e.g., initial inspection ~$160; license ~$250; annual renewal ~$150).
    • Processing: typically 2–4 weeks if complete.
  • Tax registrations:
    • Florida Department of Revenue (for state sales tax and surtax).
    • Osceola County Tax Collector (for Tourist Development Tax).
    • Monthly filings (including zero filers).

Specific regulations for short-term rentals (City, County, State)

• City of Kissimmee

  • Short-term rental definition: renting to guests for fewer than six months (typical local definition).
  • Zoning: STRs generally permitted only in certain zoning districts (RB-, RB-2, RC-1, RC-2) or in designated overlays/planned districts (e.g., SRPUD or MUPUD within an STRO overlay). Many operators must obtain a CUP.
  • BTR: Required; fire inspection typically required before issuance; the City may deny applications not consistent with zoning.
  • Code of Ordinances control (Sections 14-2-64; 14-2-206; CUP provisions 14-2-44; 14-2-51).

• Osceola County

  • County STR license required in addition to any city requirements (depending on location).
  • Taxes:
    • Florida State Sales Tax: 6%.
    • Osceola County Discretionary Sales Surtax: 1.5%.
    • Osceola County Tourist Development Tax: 6%.
    • Combined lodging tax commonly cited: 13.5%.
  • Operational standards commonly enforced:
    • Occupancy limits (commonly “3 guests per bedroom + 2 additional”).
    • Guest register maintained for 3 years (guest names, addresses, dates, contacts).
    • Safety: working smoke detectors, fire extinguisher(s), clear emergency egress, pool barriers (if applicable), current Certificate of Occupancy.
    • Insurance: minimum $1,000,000 liability coverage required for license.

• State of Florida (DBPR)

  • License requirement:
    • Any unit (single-family, two-family, four-family; or condo/coop) that is rented to guests more than three times in a calendar year for periods less than 30 days (or advertised/held out to the public as such) must be licensed by DBPR.
  • Safety:
    • Certificate of Balcony Inspection required every 3 years for applicable facilities (3+ stories or vertical distance of 17+ feet to any balcony).
    • Human trafficking awareness training for staff in housekeeping or front desk/reception roles.

Contact information (local authority in charge of STRs)

• City of Kissimmee – Planning and Zoning Division

  • Website: City of Kissimmee – Planning & Zoning
  • Contact: Use the Planning & Zoning page to locate department contacts (phone/email).

• City of Kissimmee – Code Enforcement Division

  • Website: City of Kissimmee – Code Enforcement
  • Contact: Use the Code Enforcement page for phone/email and reporting guidance.

• City of Kissimmee – Business Tax Receipt (BTR)

  • Website: City of Kissimmee – Business Tax Receipt
  • Application: STR Business Tax Receipt application (PDF)

• Osceola County – Community Development (Planning/Zoning)

  • Phone: (407) 742-0200
  • Email: Use official county contact forms for Zoning, Code Enforcement, Permitting, and Tax Registration (see sources below).

• Osceola County – Tax Collector (Tourist Development Tax)

  • Phone: (407) 742-4000
  • Tourist Development Tax information: Osceola County Tax Collector – Tourist Tax

Links to source pages

• City of Kissimmee – Planning & Zoning
• City of Kissimmee – Code Enforcement
• City of Kissimmee – Business Tax Receipt (BTR)
• Kissimmee Code of Ordinances (Title 14 – Planning and Zoning)
  • Includes Sections 14-2-64; 14-2-206; and CUP provisions (14-2-44; 14-2-51)
• STR Business Tax Receipt application (PDF)
• Osceola County – Tourist Development Tax (Tax Collector)
• DBPR Vacation Rental License Application (Condo)
• DBPR Vacation Rental License Application (Dwelling)
• DBPR Certificate of Balcony Inspection (PDF)
• Florida Department of Revenue – Sales Tax and Transient Rental Tax FAQ (PDF)
• iGMS – Florida Short-Term Rentals Law overview
• Revedy – Kissimmee STR regulations summary (including the 13.5% tax breakdown and zoning references)
• Orlando Short Term – Kissimmee Communities Zoned for Short-Term Rentals
• Mike Chen Realtor – Osceola County STR Laws & Regulations overview

Notes for investors

• Zoning is the gating factor. Many compliant operations are in resort-style or overlay districts; verify with Planning & Zoning before closing.
• Licenses and taxes must be handled separately from platform collection. Build compliance (and filings) into your operating calendar from day one.
• Always review HOA/condo documents and association rules—these can be more restrictive than city or county rules.