Disney/Universal-corridor STR (Reunion, Champions Gate, Solara, Storey Lake), Lake Nona multifamily, or I-Drive commercial — most Orlando owners save $40K–$200K in Year 1. Florida has no state income tax, and Disney-corridor purpose-built STR resorts carry the highest FF&E density in the US ($50K–$80K per property). 30-second estimate, no signup.
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Reviewed by Cost Seg Smart Editorial Team · Last reviewed: · Methodology: IRS Pub. 5653, Rev. Proc. 87-56, what is cost segregation?
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Estimate is illustrative. Final number is engineered to your specific property and reviewed by a licensed engineer.
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Orlando is unique in US STR markets — it has purpose-built vacation rental resort communities (Reunion, Champions Gate, Solara) that no other US city has at this scale. The math reflects that.
Reunion, Champions Gate, Solara, Storey Lake, Encore Resort, Solterra — these are master-planned communities designed for STR ownership from day one. Themed bedrooms (Mickey suites, princess rooms, Star Wars), premium pools, game rooms, screen-printed character decor. FF&E typically runs $50K–$80K per property, the highest US STR FF&E density we measure.
Florida adds zero state-side complexity. Federal cost-seg savings are the entire benefit — no decoupling math, no state addback, no parallel depreciation schedule. Property tax via Orange and Osceola counties is moderate (~1.0% effective) with Save Our Homes 3% cap. Among the cleanest cost-seg jurisdictions in the country.
75M+ annual visitors to Orlando metro (Walt Disney World, Universal Orlando, SeaWorld, Kennedy Space Center). STR demand is steady year-round with summer + holiday peaks. Operators stock premium amenities (game rooms, themed bedrooms) to compete on theme-park-week pricing. All 5-year personal property under MACRS.
Most Disney-corridor STR resort communities sit in Osceola County, which permits vacation rentals in designated master-planned communities with HOA registration. Orange County (Orlando proper) is stricter — STRs limited to owner-occupied homestays. Neither affects federal cost-seg eligibility; both communities are eligible because the property generates rental income.
Engine-truth outputs. 2025 placed-in-service, 100% bonus depreciation under OBBBA, 37% federal bracket. Actual results vary with property characteristics.
Reunion · STR Resort
Lake Nona · Multifamily
I-Drive · OfficeThese outputs come straight from our production engine. To see one rendered as a full engineered PDF, browse a sample Orlando report → at costsegsmart.com.
Reunion, Champions Gate, Solara, Storey Lake, Encore Resort, Solterra, Windsor Hills, ChampionsGate Country Club. These purpose-built vacation rental communities don't exist anywhere else in the US at this scale. The cost-seg math reflects that — but it's also got specific gotchas.
A typical national STR carries $25K–$40K of FF&E (furniture, fixtures, appliances). Disney-corridor STR-resort properties typically carry $50K–$80K — sometimes $100K+ on the high end. Three reasons:
Engine-truth median for Reunion/Champions Gate 6BR vacation homes. Individual properties vary ±3pp based on theme density.
Year-1 federal savings ranges assume 37% bracket, 100% bonus depreciation under OBBBA, 2025+ placed-in-service. Lower end = unfurnished or modest FF&E; upper end = fully themed with game rooms.
Almost everything in Orlando pencils — especially Disney-corridor STRs which carry the highest FF&E density in the US.
The $495 study still produces a net benefit, but small — typically $3K–$5K Year-1 savings. Rare in Orlando STR-resort communities; most clear $400K easily.
Depreciation recapture on sale will eat most of the Year-1 acceleration. Wait, do the 1031 (CA-to-FL is the common play), or hold longer.
Everything else — Reunion/Champions Gate STR-resort vacation homes, Lake Nona multifamily, Winter Park luxury SFR, I-Drive commercial — typically pencils.
RSMeans 2024 cost data with Orlando metro regional multipliers, Orange County and Osceola County Property Appraiser records for land allocation, and the IRS Cost Segregation Audit Techniques Guide methodology. No site visit needed for residential or small-commercial under $5M. An engineer reviews and signs off on every report before delivery.
Full methodology details →Yes. Orlando's Disney/Universal corridor STR market (Reunion, Champions Gate, Solara, Storey Lake, Encore Resort, Solterra) has the highest STR FF&E density of any US market we measure. Purpose-built vacation rental communities are designed for STR from day one: themed bedrooms, premium pools, game rooms, screen-printed mascot decor. FF&E typically runs $50K–$80K per property — well above national STR median. Cost seg captures all of this as 5-year personal property under MACRS.
Depends on where the property sits. Most Disney-corridor STR-resort communities (Reunion, Champions Gate, Solara, Storey Lake) are in Osceola County, which is STR-friendly. Orange County (Orlando proper, Lake Nona, downtown) restricts STRs to owner-occupied homestays. Cost segregation eligibility is federal and applies regardless of county. The county only affects operations, not federal depreciation.
No — Florida has no state personal income tax. Federal cost-seg savings are the entire benefit. No decoupling, no state addback, no parallel state schedule. Property tax (Orange/Osceola County) is moderate and Save Our Homes 3% cap limits annual growth, but property tax is separate from federal depreciable basis.
Resort-community STRs typically run HIGHER accelerated reclassification than freestanding Airbnbs because the FF&E density is higher (~$50-80K vs $30-50K). However, resort-community condos sometimes have HOA-owned site improvements (pools, gates, landscaping) that reduce the 15-year category share. Net: Reunion/Champions Gate STRs typically run ~29% accelerated reclassification vs ~28% for Wynwood-style freestanding STRs.
Yes — common play. CA-to-FL 1031s have grown since 2023 (CA decouples from federal §168(k), FL has zero state tax). Carry-over basis from the relinquished California property plus any boot becomes the new basis. Cost seg can run on that basis. Your CPA coordinates the IRC §1031 deferral and §168(k) bonus depreciation; the cost-seg study sits on top.
Orlando is in the top quartile, similar to Miami and Tampa (same FL no-state-tax advantage). Orlando's specific edge: Disney/Universal corridor purpose-built STR resorts drive the highest FF&E density of any US STR market. Miami's edge is international tourism + Brickell condo concentration. All three benefit from FL no-state-tax — and Atlanta actually nets MORE total tax savings on the same property (Georgia conforms to federal §168(k) and adds a 5.49% state-side piece where Florida owners get federal only). Orlando's edge over Atlanta is operational: Disney corridor purpose-built STR resorts + lighter STR regulation.
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Disney-corridor STR, Lake Nona multifamily, I-Drive commercial — we generate the engineered PDF, an engineer signs off, your CPA files. Studies start at $495; most Orlando properties land in the $795–$1,895 tier.
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