1st Advantage MortgageIn Kissimmee, FL, rental investors qualify on the property's rent instead of personal income. The market data behind that: $1,647 median rent, $304,400 median home value and 54% of households renting.
Local data for Kissimmee investors
The Census Bureau's 2020 to 2024 American Community Survey puts median gross rent in Kissimmee at $1,647, close to the Florida median of $1,669. Median home value sits at $304,400, which is about 15% below the Florida median of $359,000. The gross rent-to-value ratio for Kissimmee works out to 6.5% (twelve months of median rent divided by median value), a middle-of-the-road gross ratio. The figure combines all rental types with all owner-occupied homes, so it is a screening number and not an appraisal.
| Indicator | Florida | Kissimmee | Difference |
|---|---|---|---|
| Annual property tax bill, median | $2,730 | $1,935 | -29% |
| Household income, median | $74,568 | $53,758 | -28% |
| Typical owner-occupied value | $359,000 | $304,400 | -15% |
| Typical monthly rent | $1,669 | $1,647 | -1% |
| Persons per household | 2.51 | 2.96 | |
| Share in 2-4 unit buildings | 5.9% | 10.4% | +77% |
| Share of homes detached | 54.7% | 45.9% | -16% |
| Long commuters, 45 min plus | 18.1% | 24.3% | +34% |
| Degree holders, age 25+ | 34.1% | 26.6% | -22% |
| Renters paying 30%+ of income | 60.1% | 69.8% | +16% |
| Units sitting vacant | 14.7% | 12.0% | -18% |
| Annual rent divided by value | 5.6% | 6.5% | +16% |
| Households that rent | 32.4% | 53.7% | +66% |
| Tax as a share of home value | 0.76% | 0.64% | -16% |
| Residents (Census estimate) | 22,416,077 | 81,479 |
Tenure leans toward renters here, at 53.7% of occupied housing (well above the Florida median of 32%), which supports a durable pool of prospective tenants. Incomes matter for rent growth: the median household earns $53,758, well below the Florida median of $74,568, and 70% of renters are already cost-burdened at 30 percent of income or more.
What Kissimmee investors are buying
Only 46% of units in Kissimmee are detached houses. The rest is townhomes, duplexes and apartments, with two to four unit buildings at 10% of the total. Median year built is 1992, which means newer stock, lower near-term repair risk and many properties inside associations.
Roughly 12% of units in Kissimmee sit vacant, and the share of rentals available for rent is 8.8% at the survey's snapshot.
Investor takeaways for Kissimmee
With a gross ratio near 6.5%, Kissimmee rewards buyers who negotiate price and shop insurance, because the margin above the lender's threshold is not wide. Newer housing keeps maintenance predictable, which is helpful for out-of-town owners. Renter-heavy markets like Kissimmee favor investors with a clear tenant profile, whether workers, students or families.
Taxes and risk in Kissimmee
The Census reports median real estate taxes paid of $1,935 in Kissimmee, well below the Florida median of $2,730. Against the median value that is an effective rate of roughly 0.64%, compared with 0.76% for Florida as a whole. Set beside the median rent, the tax alone consumes about 10% of annual rent.
County-level hazard data from FEMA (National Risk Index 1.20) shows Osceola County with relatively moderate overall risk and strong wind (very high), lightning (very high) and hurricanes (relatively high) at the top of the list.
| Hazard in Osceola County, FEMA index | Level |
|---|---|
| Tornadoes exposure | Relatively High |
| Hurricanes exposure | Relatively High |
| Lightning exposure | Very High |
| Strong wind exposure | Very High |
| Social vulnerability score | Relatively Low |
| Annualized loss estimate | Relatively Moderate |
| Composite risk | Relatively Moderate |
Flood risk in Kissimmee is parcel by parcel: check the address on FEMA's flood map service, because a mapped high-risk zone means required flood cover and a heavier payment.
A worked DSCR test for Kissimmee
The quick test for Kissimmee: rent of $1,647 divided by a 1.25 ratio allows a total payment of $1,318, and subtracting $161 in monthly taxes leaves $1,156 for the loan, insurance and dues. At 1.00 the allowance is the full $1,486.
Legal checks before a Kissimmee purchase
We have not confirmed a city-specific rental registration or nightly-stay permit program for Kissimmee, so check with the city and with Osceola County before you buy, and look at any HOA or condominium rules that can be stricter than the city's. On lodging taxes, a Kissimmee host should read this first. Florida requires a DBPR vacation rental license when a whole dwelling or condominium unit is rented more than three times in a calendar year for stays under 30 days, and the Department of Revenue taxes rentals of six months or less with sales tax plus county and local transient rental taxes.
On deposits, Florida law (Fla. Stat. § 83.49) says: No statutory cap. That figure belongs in your Kissimmee pro forma as cash you hold, never as rent. Florida gives a landlord 15 days after the tenancy ends to return a deposit, an easy deadline to miss without a checklist. On entering a unit, Florida says: 24 hours' notice for repairs, entry between 7:30 a.m. and 8:00 p.m.; emergencies excepted.
Neighbors of Kissimmee by the numbers
Of the cities listed, Orlando is the most expensive ($394,100 median value) and Lakeland the least ($249,400); Kissimmee sits at $304,400.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Palm Bay | 20% | $1,726 | $283,200 | 130,132 | $1,601 |
| Lakeland | 44% | $1,819 | $249,400 | 119,961 | $1,395 |
| Orlando | 60% | $3,213 | $394,100 | 319,758 | $1,747 |
| Kissimmee | 54% | $1,935 | $304,400 | 81,479 | $1,647 |
The renter base in Kissimmee
The self-employed share of the workforce is 8.8%, and those owners tend to be exactly the buyers DSCR financing was built for. Looking at who fills the rentals, government workers are about 8% of employment, 27% of adults hold a bachelor's degree or higher and 24% of commuters travel 45 minutes or more.
For a sense of who employs Kissimmee renters, the published employer list for 2023 shows School District of Osceola County, Florida, Adventist Health System, Disney Destinations, Publix Supermarkets and Osceola County Government. Check the current year before you lean on it, since payrolls move. Access runs through air service through Kissimmee Gateway Airport and Orlando International Airport, which shapes where commuters want to live and how long a showing takes.
Moving from numbers to a Kissimmee loan
Run the Kissimmee rent, tax and insurance figures through the DSCR calculator. When they clear the ratio, start an application or ask for a quote.
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- Every market we cover
Where we checked
- Florida landlord deposit rules, Fla. Stat. § 83.49
- DBPR vacation rental guide (Florida)
- Florida tax source: Florida DOR transient rental brochure
- Census Bureau ACS 5-year 2020 to 2024 tables
- FEMA hazard ratings for Osceola County
- Kissimmee on Wikipedia
Kissimmee's figures are ACS estimates covering 2020 to 2024 and are not exact counts. For Florida tenant law we used RedFlagLease under CC BY 4.0 plus the linked statutes. Our check date is October 2026, so look for newer Kissimmee rules before you commit.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
What rent number goes into a Kissimmee, FL DSCR calculation?
The property's own rent evidence decides: a lease, or the market rent from the appraisal. Citywide, Kissimmee renters report a median of $1,647.
What payment can a Kissimmee rent support?
They count in full. A 1.25 ratio on $1,647 of rent permits a payment near $1,318, and median Kissimmee taxes take about $161 of it each month.
What do Kissimmee owners pay in real estate taxes?
The Census reports a median of $1,935 a year for Kissimmee owners, about 0.64% of median value against 0.76% for Florida. The county reassesses after a sale, so ask the tax office for an estimate on your purchase price.
Do DSCR lenders count short-term rental income in Kissimmee?
It depends on the program and on local law. A Kissimmee owner needs the right permit or registration, an association that allows nightly stays, and documented bookings.
What are the security deposit rules for a Florida landlord?
The cap is stated as follows: No statutory cap. A landlord has 15 days to return the deposit. Both come from Fla. Stat. § 83.49.
Should I worry about hazards at a Kissimmee property?
FEMA's National Risk Index rates the county's overall natural hazard risk as relatively moderate. That is a county-level view, so check the FEMA flood map and an insurance quote for the exact Kissimmee address.
Do I need an LLC to buy a rental in Kissimmee?
No, but it is common. Entity borrowers supply articles, an operating agreement and an EIN letter, and the owners typically guarantee the loan. A Florida attorney can advise on structure.