If you are deciding between Kissimmee and Davenport for a vacation rental, the short answer is this: Kissimmee often offers stronger revenue potential, while Davenport can offer a lower-cost entry point. That can make the choice feel less like picking a winner and more like matching the market to your budget and goals. In this guide, you will see how the two areas compare on location, short-term rental performance, pricing, and rules so you can make a more confident decision. Let’s dive in.
Kissimmee vs Davenport at a glance
For many buyers, this decision comes down to four factors: proximity to attractions, expected rental income, purchase price, and how much operating complexity you are willing to manage.
Based on the available data, Kissimmee has the edge in park access and top-line revenue metrics, while Davenport stands out for lower median pricing and fewer active short-term rental listings. Both markets are heavily oriented toward whole-home vacation rentals that serve families and groups.
Attraction access matters
If your future guests care most about being as close as possible to the major theme parks, Kissimmee has the advantage. Travelmath lists Kissimmee at 18 miles driving to Disney World, while Davenport is listed at 22 miles driving to Disney World. Travelmath also lists Davenport at 29 miles driving to Universal Orlando.
That distance gap is not huge, but in a market built around vacation convenience, it can matter. Guests planning packed park days often value shorter drives, easier routines, and less time in the car.
Kissimmee also sits more directly in the major attraction corridor. Experience Kissimmee’s official meeting guide maps Walt Disney World, Universal Orlando Resort, SeaWorld Orlando, Disney Springs, and nearby visitor areas, with one map callout labeling a Kissimmee hotel cluster as a 25-minute drive to Walt Disney World Resort.
Short-term rental performance comparison
Revenue data gives Kissimmee another clear advantage. According to AirDNA’s Kissimmee market overview, the market has a score of 94, an average daily rate of $277.8, occupancy of 55%, annual revenue of $32.6K, and RevPAR of $149.1.
By comparison, AirDNA’s Davenport market overview shows a market score of 89, an average daily rate of $249.7, occupancy of 55%, annual revenue of $27K, and RevPAR of $133.9.
The key point is that occupancy is essentially the same in both markets. The bigger difference is the amount earned per booking and per available night. That suggests Kissimmee may be better suited to buyers who want to prioritize stronger gross revenue potential.
Inventory and competition
Kissimmee is also a much larger vacation rental market. AirDNA reports 40,167 properties in Kissimmee versus 12,232 properties in Davenport.
That larger size can be a positive because it shows deep guest demand and an established vacation rental ecosystem. At the same time, Davenport’s smaller listing base may appeal to buyers who want to enter a less crowded field.
Property type and guest fit
Both markets are dominated by whole-home rentals rather than smaller urban-style stays. In Kissimmee, AirDNA reports that 95% of listings are entire homes, and 42% are properties with five or more bedrooms.
In Davenport, AirDNA reports that 94% of listings are entire homes, and 49% have five or more bedrooms. That tells you both areas are built for larger travel groups, especially families and multi-household vacations.
If you are shopping for a larger home that can support group travel, Davenport may give you slightly more depth in that five-plus-bedroom category. If you are aiming for stronger pricing power in a mature vacation corridor, Kissimmee may still be the stronger play.
Entry price and acquisition budget
For many buyers, the purchase price is where Davenport becomes especially attractive. Redfin lists Davenport with a median sale price of $315K, compared with $340K in Kissimmee. Separately, Zillow’s current average home value for Kissimmee is $357,714 as of 2/28/2026.
That does not automatically make Davenport the better investment. But it does mean you may be able to enter the Disney-area vacation rental market at a somewhat lower upfront cost.
What this means for investors
A lower acquisition price can help if you want to:
- reduce your down payment requirement
- keep more cash in reserve for furnishings, updates, or carrying costs
- test the market with a lower buy-in
- focus on cost control over maximum gross income
On the other hand, a buyer who is comfortable with a higher purchase budget may prefer Kissimmee for its stronger nightly rate and annual revenue profile.
Rules and operating complexity
Short-term rental rules are a major part of this decision, and they are not identical across the two areas.
In Davenport, the city’s land development regulations state that short-term rental units are allowed per State of Florida statutes, with details in the city code of ordinances. The City of Davenport business tax page also says businesses inside city limits must pay an annual business tax, must have the correct zoning designation, and, if located inside city limits, must obtain both a City of Davenport and Polk County business tax receipt.
In Kissimmee, zoning review can be more parcel-specific. The City of Kissimmee comprehensive plan identifies a Short-Term Rental Overlay (STRO) District, and the zoning map legend includes SRPUD, or Short Term Rental Planned Unit Development.
Osceola County’s STRPD page explains that the Short Term Rental Planned Development district exists specifically for short-term rental housing. It also outlines key steps that include verifying zoning on the overlay map, obtaining a DBPR vacation rental license, and registering for a Local Business Tax Receipt. The county notes that additional subdivision or planned development rules may apply.
Tax differences to factor in
Taxes also affect your operating math. Polk County budget materials describe a 5% local option resort tax on short-term accommodations of six months or less.
In Osceola County, the Tourist Development Tax is 6% on short-term rentals under 180 days. That one-point difference is not the only factor in your cash flow, but it is worth accounting for when comparing projected returns.
Which market fits your goals?
For most buyers, the better market depends on what you are trying to optimize.
Choose Kissimmee if you want stronger revenue potential
Kissimmee may be the better fit if your priorities include:
- closer proximity to Disney-area attractions
- a higher average daily rate
- higher annual revenue potential
- operating in a large, established vacation rental market
The tradeoff is that you will likely face a higher acquisition budget and more parcel-by-parcel zoning verification.
Choose Davenport if you want a lower-cost foothold
Davenport may be the better fit if your priorities include:
- a lower median purchase price
- fewer competing listings than Kissimmee
- access to the Disney corridor with a lower entry point
- a market with strong whole-home group-rental demand
The tradeoff is that the revenue metrics are lower than Kissimmee, even though occupancy is similar.
The bottom line
If you are asking which is better for a vacation rental, Kissimmee wins on proximity and revenue metrics, while Davenport wins on lower entry price and slightly less competition. Both markets are seasonal, both are built around family and group travel, and both are dominated by entire-home inventory.
That means your best choice is usually not about which city is universally better. It is about whether you value higher gross income potential or a more affordable path into the market.
If you want help comparing specific properties in Davenport, Kissimmee, or other Central Florida investment-friendly areas, Millan Astray Realty can help you evaluate the numbers, location, and zoning considerations before you buy.
FAQs
Is Kissimmee or Davenport closer to Disney World for vacation rental guests?
- Kissimmee is closer based on the cited distance data, with 18 miles driving to Disney World versus 22 miles from Davenport.
Does Kissimmee or Davenport have higher vacation rental revenue potential?
- Kissimmee shows stronger revenue metrics in AirDNA data, including a higher average daily rate, higher annual revenue, and higher RevPAR.
Is Davenport more affordable to buy than Kissimmee for a vacation rental?
- Yes, the cited sales data shows Davenport with a lower median sale price at $315K compared with $340K in Kissimmee.
Are short-term rentals allowed in Davenport and Kissimmee?
- Both areas allow short-term rentals in certain circumstances, but zoning and licensing requirements matter, especially in Kissimmee where overlay districts and parcel-specific verification play a larger role.
Do Davenport and Kissimmee vacation rentals attract similar guests?
- Yes, both markets are dominated by entire-home rentals and large properties, which suggests strong appeal for families and group travelers.
What taxes should vacation rental buyers compare in Polk and Osceola counties?
- Polk County lists a 5% local option resort tax on qualifying short-term accommodations, while Osceola County lists a 6% Tourist Development Tax on rentals under 180 days.
