Short-Term Rentals in Kissimmee, FL: What Residents Actually Need to Know

If you live in Kissimmee or are thinking about moving there, short-term rentals are one of those things you probably won't think about until they affect you directly. Kissimmee has 5 specific rules on the books covering different aspects of short-term rentals, and some of them might surprise you.

Registration Rules

Every legal short-term rental in Kissimmee must hold a city Business Tax Receipt (Ch. 40), a state DBPR Vacation Rental license, and register with Osceola County for the 6% Tourist Development Tax. Florida HB 1011 (2024) limits how strictly cities can regulate STRs but preserves registration and tax authority.

Key details: City BTR Required: Yes (Ch. 40). DBPR License Required: Vacation Rental Dwelling. Osceola TDT: 6% (collected by Clerk). FL Sales Tax: 6.5% combined. BTR Fine: $250 (Sec. 1-22(b)(11)).

BTR violations: $250 per Sec. 1-22(b)(11). State DBPR can issue cease-and-desist and impose up to $1,000/day for operating without a vacation rental license under F.S. §509.261. County TDT non-remittance: lien on property plus state fraud penalties under F.S. §125.0104(8).

This is one of the stricter rules in Kissimmee's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Permit Requirements

Under Land Development Code §14-6-44(B), short-term rentals (less than 30 days) are prohibited in residential districts unless located inside an STRO (Short-Term Rental Overlay) district or specifically approved as a conditional use. Most of Kissimmee outside designated STR overlay areas cannot legally operate Airbnb-style rentals.

Key details: Code Section: LDC §14-6-44. Residential District STRs: Prohibited (unless in STRO). Minimum New STR Site: 2 acres, 12+ units. Required Buffer: 15 ft veg / 6 ft wall. State License: DBPR vacation rental.

Operating an unpermitted STR violates LDC §14-6-44 and is enforced via Code Enforcement under Sec. 1-22(b)(12) — $250 zoning fine — plus possible Sec. 162 daily civil penalties of up to $250/day for a first violation and $500/day for repeat. The city may also revoke any business tax receipt and refer to the state DBPR for vacation rental license action.

This is not one of those rules that cities tend to ignore. Kissimmee actively enforces its permit requirements requirements.

Occupancy Limits

Kissimmee imposes no city-specific maximum occupancy on STRs, but Florida HB 1011 (2024) caps STRs statewide at two persons per bedroom plus two additional persons. The Florida Building Code minimum room size also limits how many occupants a dwelling can lawfully accommodate.

Key details: State Rule: 2 per bedroom + 2 extra (HB 1011). City Cap: None (preempted). FBC Sleeping Room: 70 + 50 sq ft/occupant. 4BR Example: 10 occupants max.

Exceeding occupancy is enforced as a Florida Building Code violation under Sec. 9-296 of city code — typically $100/day code-board fine, plus possible DBPR license action against the STR.

Noise Rules

Short-term rentals must comply with Sec. 22-24 Table 1 residential limits — 60 dBA day / 55 dBA night at the property line. The Sec. 22-25(a) plainly-audible-at-15-feet quiet-hours rule (10 p.m.-7 a.m.) applies in addition to the dBA caps and is the most common citation against party-house operators.

Key details: Day Cap: 60 dBA, 7a-10p. Night Cap: 55 dBA, 10p-7a. Plainly Audible: 15 ft from property line. Owner Liability: Yes (Sec. 22-21). Penalty: $50–$500 sliding.

Class C noncriminal: $50/$100/$250/$500 sliding scale per Sec. 1-22(b)(8) within 12 months. Property owners — not just guests — can be cited. Persistent violation can trigger LDC §14-6-44 conditional-use revocation.

Taxes & Fees

Kissimmee STR operators must collect 6.5% Florida sales+discretionary surtax and the 6% Osceola County Tourist Development Tax — a combined 12.5% remitted to the Florida DOR and Osceola Clerk respectively. The BTR fee is set by Ch. 40 ordinance and runs roughly $25–$75 annually for residential rentals.

Key details: FL Sales+Surtax: 6.5% combined. Osceola TDT: 6%. Combined Tax: 12.5%. Sales Tax Remit: FL DOR monthly/quarterly. TDT Remit: Osceola Clerk monthly.

Tax delinquency: F.S. §125.0104(8) — 10% mandatory penalty plus 12% annual interest. Failure to register intent to operate as STR is a Sec. 1-22(b)(11) $250 violation. The Osceola Clerk can record a lien on the property after delinquency.

This is one of the stricter rules in Kissimmee's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

The Bottom Line

Kissimmee is tougher than many cities when it comes to short-term rentals. Out of the 5 rules covered here, 3 are rated strict. If you are a homeowner, renter, or business owner in Kissimmee, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

These rules come from Kissimmee's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.