Kissimmee and Davenport are the Disney corridor — US-192, I-4 commuter chaos, and investors who underwrite nightly revenue, not a 12-month lease on Florida DSCR.
Hard money loans in the Kissimmee/Davenport STR corridor fund bridge acquisition and rehab on townhomes and SFR near Walt Disney World access. Permanent debt is a separate decision: do not assume Airbnb pro forma converts to DSCR without lender confirmation.
The Disney corridor geography
Kissimmee sits in Osceola County along US-192 ( Irlo Bronson Memorial Highway ), John Young Parkway, and Poinciana Blvd — the original tourist strip feeding Disney, Universal, and SeaWorld visitors. Davenport spans Polk/Orange line along US-27 and Champions Gate master-planned communities, 10–20 minutes from Animal Kingdom gate.
Investor product clusters in:
- Champions Gate / Reunion: STR townhomes with resort pools, HOA STR minimums
- Four Corners: Mixed SFR and townhome, lower basis, higher management intensity
- Poinciana: Older SFR stock, lower acquisition but longer drive to parks
- Davenport pool homes: 4–6 bed SFR with private pools, $310K–$385K basis
This is not Lake Nona — no medical city employment anchor, no 12-month lease DSCR default. Revenue is nightly occupancy × ADR minus 20%–25% STR management fee.
STR vs. LTR (Orlando MSA)
| Kissimmee/Davenport | Lake Nona/Winter Park | |
|---|---|---|
| Revenue model | Nightly occupancy | 12-month lease |
| Permanent debt | Product-specific | DSCR default |
| Management | 20%–25% STR fee | 8% PM |
| Insurance | STR rider often required | Standard landlord |
| Hard money | Same bridge rates | Same bridge rates |
| Basis | $285K–$385K | $355K–$465K |
2026 STR acquisition bands
| Product | Buy | Rehab + furnish | Gross STR (pro forma) |
|---|---|---|---|
| Townhome 3/2 | $285K–$340K | $45K rehab + $18K furnish | $42K–$58K/yr |
| SFR pool home 4/3 | $310K–$385K | $52K + $22K furnish | $48K–$65K/yr |
| SFR no pool 3/2 | $265K–$310K | $38K + $15K furnish | $35K–$48K/yr |
Underwrite occupancy 55%–65% in year one — not peak-season (November–April) annualized. July–September occupancy often drops 35%–45% as Florida heat suppresses theme park demand.
Hard money terms
9.5%–14% IO · 7–10 day close · up to 90% LTC on acquisition + documented rehab (not furniture)
Orlando metro · Florida hard money
Furniture, staging, and STR startup costs are sponsor equity — hard money rehab holdback covers construction only.
Draw schedule: Davenport townhome STR prep
$48,000 rehab (construction only — no furniture):
- $9,600 (20%): Permits, demo, pool fence compliance
- $16,800 (35%): Kitchen, HVAC service, bath, flooring
- $14,400 (30%): Paint, fixtures, smart lock, exterior
- $7,200 (15%): Final inspection, pool safety cert, photos for listing
Furniture ($18K–$22K) funded separately by sponsor after Draw 4 — typically 2–3 weeks before first guest check-in.
Worked example: Davenport townhome bridge
Property: 3/2 townhome in Champions Gate, 1,680 sq ft, community pool, STR-eligible per HOA ( minimum 7-night stays). Needs kitchen update and pool fence to code.
Acquisition: $318,000 — competing STR operator offers $325K conventional; seller takes hard money 8-day close at $318K.
Rehab (hard money) — $48,000:
- Kitchen update: $14,200
- Bath refresh (both): $7,800
- Flooring/paint: $9,400
- Pool fence to code: $4,200
- HVAC service + misc: $5,400
- Smart lock, staging prep: $7,000
Furnish (sponsor cash) — $20,000: Not in hard money holdback.
All-in (incl. furnish): $386,000
Hard money: 87% LTC on $366,000 (acq + rehab only) → $318,420 at 12% IO. 12-month bridge.
Carry (12 months): ~$3,184/mo interest + $520/mo tax/insurance/HOA = ~$3,704/mo = ~$44,448
STR pro forma (conservative):
- ADR: $185/night
- Occupancy year 1: 58% → 212 nights
- Gross: $39,220
- STR management (22%): $8,628
- Cleaning ($125/turnover × 42): $5,250
- Net before debt service: ~$25,342
Year 1 reality: Ramp-up months 1–3 at 40%–45% occupancy while reviews accumulate. Break-even occupancy on carry typically hits month 5–7.
Exit options:
- Sale to STR operator at $395K–$410K with established booking history
- Convert to LTR if HOA allows ($2,400–$2,650/mo) → Florida DSCR at 68% LTV
- STR-specific permanent product — confirm on pre-qual, not assumed
DSCR not assumed on acquisition — bridge thesis is 12-month hold with defined exit.
HOA and STR caps: community-by-community
Before hard money close, verify STR eligibility:
- Champions Gate: Generally STR-friendly with 7-night minimum, register with Osceola County
- Reunion Resort: Premium STR; higher basis, higher ADR ($250–$350/night)
- Four Corners: Mixed — some communities cap investor ratio at 30%
- Poinciana: Fewer HOA restrictions but lower ADR ($120–$160/night)
Read CC&Rs for rental day caps, minimum stay, and investor concentration limits.
Osceola County diligence
- Tourist Development Tax (TDT) registration — 6% Osceola + 6.5% Florida sales tax on short-term stays
- Insurance — STR rider; inland $2,400–$3,600/yr base plus liability umbrella recommended
- Competition — new STR supply on 192 corridor suppresses ADR 5%–10% annually in oversaturated pockets
- Permit — Osceola County STR registration required
Pre-qual checklist: Kissimmee/Davenport STR
- Contract with ≤10-day close and HOA STR eligibility letter
- GC scope (construction only — separate furniture budget)
- Three STR comp properties within community or 1 mi with published ADR/occupancy
- Conservative pro forma at 55% occupancy, not AirDNA peak season
- FL LLC docs and 12-month carry reserve (STR ramp is slow)
- HOA docs: STR rules, rental caps, investor ratio
- Insurance quote with STR rider
- Permanent debt plan documented before acquisition — DSCR, STR loan, or sale
FAQ
Lake Nona LTR instead?
Lake Nona hub page for DSCR stacking at $2,850–$3,350/mo LTR rents.
Permanent STR loan?
Ask on pre-qual — separate product from default DSCR. Not assumed at bridge acquisition.
Tampa inland?
East Tampa — LTR BRRRR, not Disney STR economics.
Can hard money fund furniture?
No — furniture is sponsor equity. Rehab holdback covers construction draws only.
Pre-Qualify for Disney Corridor Hard Money · (833) 264-7776
Rates, terms and conditions offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.