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Zoning decides whether you can let
This is the point on which Orlando purchases succeed or fail, so it comes before financing.
| Where | What the rules allow |
|---|---|
| City of Orlando | Home-sharing only. The resident must live on site and be present, may let no more than half the dwelling, for stays under 30 days. Registration is required. Letting a whole home short-term is generally not permitted in residential districts. |
| Unincorporated Orange County | Short-term rental permitted only in C-1, C-2, C-3 commercial and industrial districts, in R-3 zoning as single-family transient rental, or in planned developments where expressly permitted. Prohibited in all other districts. |
| Osceola County | A dedicated zoning district for short-term rental housing, with an overlay map. The county tells owners to verify that their zoning allows it. |
An estate agent's description of a home as "short-term rental zoned" is a starting point. The county zoning office is the authority, and a homeowners' association can forbid what the zoning allows. Get confirmation in writing during your inspection period.
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Financing a home in Orlando
If you are relocating and will live in the home, you are in standard territory. The conforming loan limit in Orange and Osceola counties is $832,750 for 2026, well above the median price, and a lawfully resident non-citizen can obtain a conventional loan on the same terms as a US citizen, subject to the lender's own requirements.
If the home is for holidays and letting and you remain resident in Europe, expect a foreign national loan with a larger down payment and a higher rate. Tell the lender plainly how the home will be used. A property described as a second home and then run as a full-time rental is a breach of the loan terms, and a condominium run as a hotel is not eligible for standard loans at all.
Costs of owning
Average effective property tax rates are 0.82% of home value in Orange County and 0.76% in Osceola, but those averages include residents whose assessments are capped. A new, non-resident owner is assessed at the purchase price. Many newer communities add Community Development District assessments on the tax bill and homeowners' association fees on top. Homes with pools must meet state pool safety rules, and the screened enclosure typical of the area is something your insurer will ask about.
On the income side, rent from US property owned by a non-resident is taxed by the United States at 30% of the gross amount unless you elect to be taxed on net income and file a US tax return each year. For a rental home with a mortgage and running costs, that election usually matters a great deal. Guests additionally pay 12.5% in Orange County or 13.5% in Osceola on the rent, which you must collect and remit.
Getting there
Orlando International lists year-round nonstop flights to Amsterdam, Dublin, London Gatwick and Heathrow, Madrid and Paris, with seasonal service to Edinburgh, Frankfurt, Lisbon, Manchester, Munich and Reykjavik. Few US cities of its size are as easy to reach from Europe, which is part of why the holiday rental market exists.
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Sources (16)
Figures and rules on this page were checked against these sources on 3 October 2026. Rates, prices and local rules change, so confirm anything you rely on before you commit.
- Florida Realtors, August 2026 market summary by metro area
- Tax Foundation, property taxes by state and county
- City of Orlando, home sharing registration
- Orange County, Zoning Division (short-term rental)
- Osceola County, Short Term Rental Planned Development zoning
- Orange County, Amendment 3 information
- Florida Department of Revenue, local option transient rental tax rates (form DR-15TDT)
- Florida Department of Revenue, discretionary sales surtax rates (form DR-15DSS)
- Florida Statutes 509.242, vacation rental classification
- Fannie Mae Selling Guide B4-2.1-03, ineligible projects
- Florida Statutes 627.706, sinkhole and ground cover collapse insurance
- Florida Statutes 190.048, community development district disclosure
- Florida Statutes 515.27, residential pool safety
- FHFA, conforming loan limits for 2026
- Orlando International Airport, international service
- IRS, nonresident aliens and real property located in the US
Who made this guide. Bas Terpstra makes, reviews and approves every guide, using AI tools and public sources as a starting point. Rules and figures change, so treat this as general information and confirm the details for your own situation.
This page is general information, not personal financial, legal, tax or immigration advice. Nothing here is an offer, and no rate, loan amount, approval or visa outcome is promised. Mortgage availability is subject to immigration status, income, credit, appraisal and lender criteria, and lending, tax and local rules change. Consult a licensed US lender, an immigration attorney and a cross-border tax adviser. Any property securing a loan may be at risk if payments are not made.