The Hub At Westside For Investors: What To Consider

Considering an investment at The Hub at Westside but unsure how to gauge short-term rental potential in Osceola County? You are not alone. Between zoning overlays, state licensing, HOA rules, and operating costs, it is easy to miss a key step that affects returns and risk. In this guide, you will learn what to verify, how the community’s amenities align with guest demand, and the practical checklists to bring to your offer so you can move forward with clarity. Let’s dive in.

The Hub at Westside in one glance

Many MLS records show The Hub at Westside delivering two-story townhomes built in 2023–2024, often around 1,360 to 1,380 square feet with 3 bedrooms and 3 baths. Sample listings note monthly HOA dues in the low $200s. On-site amenities are marketed as a “new generation” clubhouse experience with a co-working and Wi-Fi cafe, fitness center, pool, dog park, EV charging, and package lockers. These features are designed to appeal to both leisure guests and longer stays with remote or hybrid workers.

Community pages and listings often list Top Notch Management Services as the HOA manager. The recorded covenants and rules are not published on a central public site, so you should plan to request the full CCRs and current community rules directly during due diligence.

Short-term rental rules in Osceola County

Short-term rental legality is determined by zoning, state licensing, and local taxes. Confirm each item before you underwrite revenue.

Verify STR overlay zoning

Osceola County uses a Short-Term Rental Planned Development overlay approach. Short-term rentals are allowed only where the county has approved them through overlays or planned development approvals. Before you make an offer, request a written zoning verification letter confirming the parcel is inside an STR-eligible zone or overlay. Start with the county’s Short-Term Rental Planned Development guidance and overlay resources on the Osceola County STRPD page.

State licensing with DBPR

Florida regulates many vacation rentals through the Department of Business and Professional Regulation. If you plan to rent the entire unit regularly, you likely need a DBPR vacation-rental license. Review the state’s requirements, safety standards, and inspection triggers in the DBPR vacation rental guide. You will typically need your DBPR license number to obtain local tax and business registrations.

Taxes and local registrations

Osceola County levies a 6 percent Tourist Development Tax on transient rentals. You must also collect Florida sales tax of 6 percent, plus any local surtax. The combined tax burden for many Osceola rentals often approaches about 13 to 13.5 percent of the gross rental amount. Confirm the current rate and platform remittance details with the county and state before underwriting. The Osceola Tax Collector provides forms and instructions on TDT registration and filing. Osceola also requires a Local Business Tax Receipt for commercial activity.

Life-safety and occupancy

Expect life-safety obligations such as posted occupant limits, smoke and CO detectors, fire extinguisher placement, and basic guest records. Review the DBPR guide for the latest rules on safety, posting, and inspections so you can budget for setup and compliance.

Fit, amenities, and guest demand

Who your unit can serve

The Hub’s amenity mix and compact floor plans position your townhome to serve several guest types:

• Small family groups visiting nearby attractions.
• Two small families or multi-couple groups splitting costs across connected townhomes.
• Remote or hybrid workers using the co-working cafe and community Wi-Fi.
• Seasonal guests seeking modern, amenity-driven housing.

This mix supports hybrid strategies where you use the home part of the year and operate it as a short-term or seasonal rental the rest of the time.

Pricing position versus larger villas

Three-bedroom townhomes typically command a lower nightly rate than larger 4 to 6 bedroom villas, but they can achieve attractive occupancy with lower operating costs. Since you do not have a private pool to maintain, your monthly expenses can be simpler. To underwrite accurately, build address-level comps for your exact product type within the subdivision and adjacent communities, and ask local managers for anonymized P&Ls from similar units.

Underwriting and management decisions

Management models and fees

Full-service managers who handle marketing, guest communications, turnovers, and maintenance coordination often charge roughly 20 to 35 percent of gross rental revenue. Marketplace-style managers advertise lower-fee tiers, with options such as Evolve’s percentage-based plans. Hybrid co-hosting arrangements range around 10 to 18 percent plus pass-through cleaning, and fit owners who want some direct control. Fee inclusions vary, so compare scopes in writing. Industry guides outline typical fee structures and inclusions for different models, which can help you benchmark proposals from multiple vendors. For a broad overview of fee expectations, see this explainer on property management fees and inclusions.

Manager vetting checklist:

• Local physical presence and vendor network.
• Experience with Osceola permitting, TDT filings, and guest taxes.
• Damage protection and insurance practices.
• Dynamic pricing tools and calendar control.
• Cleaner standards, linen program, and maintenance response times.

Operating cost buckets to budget

Plan for cleaning and turnover fees of roughly 80 to 150 dollars or more per stay depending on size and scope. Platform and payment processing fees apply for major booking sites. Insurance that specifically covers vacation-rental use is a must and usually costs more than standard homeowners coverage. Industry references note that total operating expenses for short-term rentals commonly run about 40 to 60 percent of gross, depending on your management model and average stay length. For a quick illustration of expense drivers and sensitivity, review this short-term rental calculator overview.

Financing with DSCR loans

Many investors use DSCR loans that qualify the property based on projected rental income rather than W-2 income. Lenders often look for a DSCR near or above about 1.0 to 1.25, expect meaningful reserves, and commonly require 20 to 25 percent down depending on the program. Get the basics in this DSCR financing primer, then speak early with an STR-friendly lender to confirm documentation and underwriting timelines.

Action items:

• Build ADR and occupancy comps from paid STR data sources for The Hub and comparable townhome communities.
• Stress-test slower seasons and include HOA dues, insurance, cleaning, management fee stack, and a reserve for capital items.
• Align your loan structure to expected seasonality and rate sensitivity.

Holding period and exit strategy

A multi-year hold often makes sense for short-term rental assets. Many investors plan 3 to 7 or more years to stabilize occupancy, benefit from depreciation, and spread acquisition costs. Shorter holds add exposure to near-term rate and occupancy swings.

Plan for multiple exit routes:

1. Sell to another investor as a turnkey STR with bookings and vendor relationships.
2. Convert to a long-term rental if market or HOA conditions evolve, assuming rules allow it.
3. Shift to a pure second-home or personal-use strategy.
4. Explore a 1031 exchange to defer gains. Consult a tax professional on eligibility and timing.

When you assess timing and liquidity, pay attention to new supply from nearby resort and master-planned communities. A wave of similarly sized townhomes can pressure average daily rates if demand does not keep pace.

Due diligence checklist before you offer

Bring this list to your agent and include the relevant items in your offer paperwork and contingency timelines.

• Zoning verification letter from Osceola County confirming the parcel is inside an STR overlay or STRPD district. Reference the parcel ID. Start with the county STRPD page.
• Full HOA package: recorded CCRs and amendments, current rules, any rental addendum or minimum-stay clause, and any cap on concurrent rentals.
• HOA meeting minutes for the past 12 to 24 months, current assessment schedule, reserve study if available, and association ledger for delinquencies.
• Gate and guest registration process: how guests are registered, access devices, and amenity booking rules.
• DBPR vacation-rental license status for the property, or proof that the seller did not previously operate it. Review the DBPR guide.
• Osceola registrations for TDT and the Local Business Tax Receipt, plus a written estimate of combined tax collection obligations. Review TDT guidance.
• Address-level market comps and revenue projections from paid STR data tools and two or three local property managers.
• An insurance quote that explicitly covers short-term rental operations.
• DSCR or portfolio lender pre-qualification with down payment, DSCR targets, and reserve requirements documented. See the DSCR overview.

Common pitfalls to avoid

• Relying on marketing remarks instead of a county zoning verification letter.
• Assuming all townhomes in a community can be rented nightly without reading the CCRs.
• Underestimating tax collections by forgetting the 6 percent Tourist Development Tax and 6 percent state sales tax plus any surtax.
• Comparing your townhome to large pool homes when setting nightly rates, instead of using true apples-to-apples comps.

Next steps with Davila Custom Homes

If you want a modern, low-maintenance base in the attractions corridor, you have options. Whether you prefer a move-in ready home or a tailored build in a gated, amenity-rich community, our team can help you evaluate lifestyle fit and long-term value in Central Florida’s best enclaves. When you are ready to tour communities or discuss a design-forward build that aligns with your goals, connect with Davila Custom Homes.

FAQs

Are short-term rentals allowed at The Hub at Westside in Osceola County?

• Short-term rentals are legal only where Osceola County has approved them through an STR overlay or planned development. Get a written zoning verification letter for your parcel and confirm HOA rules. Start with the county STRPD page.

What licenses and taxes do I need for a vacation rental in Osceola County?

• Most entire-unit STRs need a DBPR vacation-rental license, plus registration to collect 6 percent state sales tax, 6 percent Osceola Tourist Development Tax, and any local surtax. Review the DBPR guide and county TDT instructions.

What amenities at The Hub at Westside attract guests?

• The community is marketed with a clubhouse featuring a co-working and Wi-Fi cafe, fitness center, pool, dog park, EV charging, and package lockers, which appeal to park visitors, remote workers, and seasonal guests.

How do management fees affect returns on a 3-bedroom townhome near the parks?

• Full-service managers often charge about 20 to 35 percent of gross revenue. Hybrid and co-hosting models can be around 10 to 18 percent plus cleaning. Budget total operating costs near 40 to 60 percent of gross, depending on your model and stay length.

Will a DSCR loan work for a short-term rental in Kissimmee?

• Yes, many STR investors use DSCR loans. Lenders often look for a DSCR near or above about 1.0 to 1.25, require reserves, and expect 20 to 25 percent down. See this DSCR primer.

What documents should I request from the HOA before buying at The Hub at Westside?

• Ask for recorded CCRs and amendments, current HOA rules and rental addenda, meeting minutes for 12 to 24 months, assessment and reserve info, the association ledger, and any guest registration or gate access rules.