County recording office
Osceola Clerk of the Circuit Court & Comptroller
2 Courthouse Square, Kissimmee, FL 34741 (opens in Google Maps)
Brewing the board coffee
Florida owner portal law applies here
HOAs with 100+ parcels follow § 720.303 (Jan 1, 2025). Condos with 25+ units follow § 718.111 (Jan 1, 2026). Password-protected portals, statutory documents, and meeting notice deadlines.
County recording office
Osceola Clerk of the Circuit Court & Comptroller
2 Courthouse Square, Kissimmee, FL 34741 (opens in Google Maps)
Florida HOAs (100+ parcels) and condos (25+ units) must maintain password-protected owner portals with statutory documents and meeting notices posted on time.
Board checklist
Municipal trash schedules, curb placement, and code enforcement pathways.
Kissimmee solid-waste routes should be confirmed by address — resort-heavy streets see more bulk and overflow issues. Post collection days clearly when covenants allow any form of guest rental.
Mediation, courts, and state resources when board actions are challenged.
Florida disputes may go to county court, arbitration if required by covenants, or DBPR Division of Condominiums, Timeshares, and Mobile Homes for certain condominium disputes. Small claims limits follow Florida Statute §34.01—verify with the Osceola County clerk.
Florida HOAs with 100 or more parcels must maintain a password-protected owner portal under Fla. Stat. § 720.303(4)(b) (effective Jan 1, 2025). Condominiums with 25 or more units follow § 718.111(12)(g) (effective Jan 1, 2026), including a 30-day posting rule for required records. See kindhoa.com/compliance/florida and the KindHOA blog guides for Chapter 720 and Chapter 718. Educational, not legal advice.
State-level guidance — confirm current city ordinances with local officials.
Late fee estimator
Enter your typical monthly assessment to see how local caps may apply. KindHOA can automate notices and fee schedules once your board defines the rules.
Estimated legal ceiling
$25.00
Many associations cannot assess late fees until accounts are at least 30 days past due and proper notice has been sent. You entered 15 days past due.
Tell us about your community. We'll show you how KindHOA automates dues, late fees, and resident communication — free for self-managed HOAs.
No per-door fees. No enterprise bloat. Just the tools your neighbors need to run Kissimmee with confidence.
A volunteer board guide for Kissimmee: understand where municipal code ends, where your HOA covenants begin, and how to comply with Florida Statutes Chapters 720 (HOAs) & 718 (condominiums).
The quick answer
Kissimmee sits next to Walt Disney World in Osceola County, so short-term and vacation-rental pressure on HOAs is among the highest in Central Florida. Confirm city business-tax and zoning rules before listing, enforce recorded rental covenants separately, and remember Florida Chapter 720 portal duties still apply to qualifying associations.
Late fees (Florida): Max $25 or 5%. Confirm against your declaration and current statute.
Reviewed by the KindHOA Editorial Team · Last reviewed July 25, 2026
Kissimmee's HOA market is shaped by tourism adjacency: resort-style subdivisions, investor-owned single-family rentals, and workforce housing coexist within minutes of US-192. Boards here field vacation-rental complaints more often than a typical inland Florida suburb.
Local rules board members use
City-specific answers for Kissimmee — sourced to municipal code and official city pages. Educational, not legal advice.
Because Kissimmee is inside the Central Florida tourism shed, owners frequently attempt short stays even when covenants ban them. Confirm Osceola County tourist-development tax registration, Florida DBPR vacation-rental licensing, and any City of Kissimmee business-tax or zoning limits before an owner lists. Florida's 509.032 preemption still constrains brand-new local STR ordinances — verify what Kissimmee actually enforces today rather than assuming Orlando's rules.
Primary source: Kissimmee municipal code / city ordinances
Kissimmee zoning sets fence standards across neighborhoods that range from older grid streets near downtown to gated resort communities. Confirm height and setback tables for your district; tourism-corridor lots sometimes face different design expectations than interior residential pods.
Primary source: Kissimmee municipal code / city ordinances
Kissimmee solid-waste routes should be confirmed by address — resort-heavy streets see more bulk and overflow issues. Post collection days clearly when covenants allow any form of guest rental.
Primary source: Kissimmee municipal code / city ordinances
Kissimmee Building Division reviews pools, screen enclosures, and additions common in Central Florida HOAs. ACC approval never replaces city permits under the Florida Building Code.
Primary source: Kissimmee municipal code / city ordinances
Kissimmee's Central Florida climate brings heavy summer rain, lightning, and hurricane risk that inform roofing and drainage covenants. Tourism-driven turnover keeps leasing and parking rules active. Liens record with the Osceola County Clerk of Court.
Primary source: Kissimmee municipal code / city ordinances
Summaries below are for board orientation. Verify requirements in the official Kissimmee municipal code (opens in a new tab).
Kissimmee municipal code
Because Kissimmee is inside the Central Florida tourism shed, owners frequently attempt short stays even when covenants ban them. Confirm Osceola County tourist-development tax registration, Florida DBPR vacation-rental licensing, and any City of Kissimmee business-tax or zoning limits before an owner lists. Florida's 509.032 preemption still constrains brand-new local STR ordinances — verify what Kissimmee actually enforces today rather than assuming Orlando's rules.
HOA governing documents
HOAs enforce recorded use restrictions (minimum lease terms, guest limits, parking) when consistent with applicable city licensure and state law. Covenant enforcement requires notice, cure periods, and uniform application.
Zoning & building code
Kissimmee zoning sets fence standards across neighborhoods that range from older grid streets near downtown to gated resort communities. Confirm height and setback tables for your district; tourism-corridor lots sometimes face different design expectations than interior residential pods.
Permit thresholds
Kissimmee Building Division reviews pools, screen enclosures, and additions common in Central Florida HOAs. ACC approval never replaces city permits under the Florida Building Code.
HOA architectural control
HOAs review fences and additions through architectural committees under CC&Rs. Municipal compliance alone does not satisfy HOA design or notice requirements.
State / local protections
Florida Statute §163.04 prohibits deed restrictions that prohibit solar equipment, though reasonable location rules may apply. Xeriscaping and Florida-Friendly Landscaping™ standards are encouraged; HOAs should not ban drought-tolerant plants that meet municipal water rules.
What HOAs may still regulate
HOAs may adopt reasonable design rules that meet statutory tests (location, color, timeline). Associations cannot impose outright bans where state law voids them.
Florida associations need pre-season communication plans, vendor contacts, and post-storm architectural guidance.
Board checklist
Milestone inspections and reserve studies affect long-term assessments. Document findings and funding plans clearly.
Board checklist
Communities near waterways need clear drainage maintenance duties and FEMA disclosure workflows for resales.
Board checklist
Because Kissimmee is inside the Central Florida tourism shed, owners frequently attempt short stays even when covenants ban them. Confirm Osceola County tourist-development tax registration, Florida DBPR vacation-rental licensing, and any City of Kissimmee business-tax or zoning limits before an owner lists. Florida's 509.032 preemption still constrains brand-new local STR ordinances — verify what Kissimmee actually enforces today rather than assuming Orlando's rules.
Kissimmee zoning sets fence standards across neighborhoods that range from older grid streets near downtown to gated resort communities. Confirm height and setback tables for your district; tourism-corridor lots sometimes face different design expectations than interior residential pods.
Kissimmee solid-waste routes should be confirmed by address — resort-heavy streets see more bulk and overflow issues. Post collection days clearly when covenants allow any form of guest rental.
Kissimmee Building Division reviews pools, screen enclosures, and additions common in Central Florida HOAs. ACC approval never replaces city permits under the Florida Building Code.
Florida Statute §163.04 prohibits deed restrictions that prohibit solar equipment, though reasonable location rules may apply. Xeriscaping and Florida-Friendly Landscaping™ standards are encouraged; HOAs should not ban drought-tolerant plants that meet municipal water rules.
Florida disputes may go to county court, arbitration if required by covenants, or DBPR Division of Condominiums, Timeshares, and Mobile Homes for certain condominium disputes. Small claims limits follow Florida Statute §34.01—verify with the Osceola County clerk.
Sources
KindHOA is educational software for self-managed boards, not a law firm, and this guide is not legal advice. State statutes, local ordinances, and your community’s recorded CC&Rs control and change over time — confirm liens, amendments, and enforcement with association counsel and the official sources above.
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