RuleGrid

Florida · Kissimmee

Kissimmee

city Restricted Needs review · last verified 2026-07-02

Short-term rentals (dwellings rented for periods under 30 days) are legal in Kissimmee but treated as conditional uses: they are allowed only in certain residential/commercial zoning districts, typically require a Conditional Use Permit with a public hearing, plus a DBPR state vacation-rental license, an Osceola County Local Business Tax Receipt, and a City of Kissimmee Business Tax Receipt (with fire inspection). Guests pay a combined 13.5% lodging tax: 6% FL state sales tax + 1.5% Osceola discretionary surtax + 6% Osceola Tourist Development Tax. The 6% state rate and 1.5% surtax are documented on FL DOR forms (DR-15TDT / DR-15DSS 2026), and the 6% TDT is documented on the Osceola County Tax Collector's TDT page. Osceola County is not contracted with Airbnb/Vrbo, so hosts must self-remit the 6% TDT directly to the county. NOTE: City ordinance specifics could not be verified firsthand because kissimmee.gov and Municode are bot-blocked/ToS-restricted (kissimmee.gov returns HTTP 403 on fetch); treat the city-layer details (CUP, zoning-district list, occupancy, fire inspection, fine amounts) as needs-review.

Not legal advice. Last verified 2026-07-02 · sources linked below.

Requirements checklist

  • state Florida DBPR Vacation Rental License Required
    Fee: $170 / year · Renewal: Annual (renewed yearly; staggered by DBPR district) · Applies to: Any owner renting an entire dwelling or condo unit to transient guests for periods of less than 30 days (or 1 calendar month) more than three times in a calendar year, or advertised/held out to the public as a place regularly rented to guests. · official page ↗
  • county Osceola County Short-Term Local Business Tax Receipt (LBTR) Required
    Fee: — · Renewal: Annual · Applies to: Owners/agents operating short-term (transient) rentals within Osceola County, including within Kissimmee city limits. · official page ↗
  • city City of Kissimmee Business Tax Receipt (BTR) for Short-Term Rental Required
    Fee: — · Renewal: Annual (renew by September 30) · Applies to: Any person renting a short-term dwelling within City of Kissimmee limits; a fire inspection is typically required before issuance. · official page ↗
  • city City of Kissimmee Conditional Use Permit (CUP) for Short-Term Rental Required
    Fee: — · Renewal: — · Applies to: Short-term rentals in residential zoning districts; reportedly requires Development Review Committee review and a public hearing before the Planning Advisory Board. Referenced under Kissimmee Code of Ordinances Title 14 (e.g., Sections 14-2-64, 14-2-206). · official page ↗

Taxes

TaxRateAdministered byAirbnb remitsVrbo remits
Florida State Sales Tax (Transient Rentals) 6% Florida Department of Revenue Yes No
Osceola County Discretionary Sales Surtax 1.5% Florida Department of Revenue Yes No
Osceola County Tourist Development Tax (TDT) 6% Osceola County Tax Collector (self-administered / locally collected) No No

Operating rules

Primary residence
—
Min stay (nights)
—
Max nights / year
—
Max occupancy
Reported (unverified) occupancy standard of '3 guests per bedroom + 2 additional'; not confirmed against the official ordinance.
Zoning-restricted
Yes
Cap on licenses
—

Grandfathering: FL Stat. 509.032(7)(b) grandfathers local vacation-rental ordinances adopted on or before June 1, 2011: 'This paragraph does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011.' Whether Kissimmee's current STR/zoning provisions rely on a grandfathered ordinance was not verified.

Zoning: Short-term rentals (dwellings rented <30 days) are reportedly permitted only in specific zoning districts (snippets cite RB, RB-2, RC-1, RC-2) as a conditional use, not by right in all residential zones. Under FL Stat. 509.032(7)(b) the city may not prohibit vacation rentals or regulate rental duration/frequency (except via ordinances grandfathered on/before June 1, 2011), so the restriction operates through zoning/conditional-use and licensing rather than an outright ban. Zoning-district list is snippet-sourced and unverified against the official ordinance.

  • Min-stay is effectively defined by the 'short-term' threshold: rentals of less than 30 days are the regulated category; there is no confirmed minimum-nights floor for a single booking.
  • Occupancy, zoning-district list, and CUP details are from WebSearch snippets of kissimmee.gov/Municode (bot-blocked / ToS-restricted) and were not confirmed with a verbatim official quote.
  • SB 280 (2024) statewide STR registry was vetoed by Gov. DeSantis on 2024-06-27, so no statewide registry preempts local rules as of the verification date.

Enforcement

Active enforcement
medium
Fines
No specific STR fine dollar amount was verified firsthand. County enforces TDT via audits and estimated assessments (F.S. Ch. 212); City of Kissimmee code enforcement uses a Special Magistrate / Code Enforcement Board that can levy per-day fines for continuing/repeat violations (specific per-day amounts not confirmed from an official source).
Notes
City-layer fine amounts and STR-specific citation practice are snippet-sourced (kissimmee.gov returns HTTP 403 / Municode ToS-restricted) and were not confirmed with a verbatim official quote.

Official sources

Informational summary of publicly available sources; not legal advice. Verify against the linked official sources.