If you have been researching vacation rental properties near Disney World and narrowed it down to Champions Gate and Windsor Hills, you are in the right range. Both are gated communities with resort-style amenities, proximity to the parks and a documented track record in the short-term rental market. That is where the similarities end.
Choosing between the two without concrete data is guesswork. This article compares both communities using real 2026 metrics so you can make a decision based on information, not a sales pitch.
What Champions Gate and Windsor Hills actually are
Champions Gate is a planned community in Davenport, Polk County, about 10 minutes from Disney World via I-4. It has two golf courses, a clubhouse with a wave pool, water park slides, sports courts and restaurants. Properties range from 3-bedroom townhouses to 10-plus bedroom mansions. It has the most resort infrastructure of any community in the Orlando area.
Windsor Hills is in Kissimmee, Osceola County, less than 5 minutes from Disney. It is a more compact community with a pool, jacuzzi, playground and tennis court. No golf courses, no water park. Properties are mainly 3 to 7-bedroom homes. It is more accessible in price and physically closer to the parks.
Both allow short-term rentals. That is the foundation of this comparison.
Comparison table: Champions Gate vs Windsor Hills 2026
| Criterion | Champions Gate | Windsor Hills |
| Location | Davenport, Polk County | Kissimmee, Osceola County |
| Distance to Disney | ~10 min (I-4) | ~5 min |
| Entry price (3 bed) | $380,000 – $450,000 | $320,000 – $390,000 |
| Entry price (6+ bed) | $550,000 – $900,000+ | $480,000 – $700,000 |
| Approx. monthly HOA | $350 – $600 | $180 – $280 |
| Short-term rentals allowed | Yes | Yes |
| Community amenities | Golf, water park, restaurants | Pool, jacuzzi, playground |
| Average occupancy 2026 | 72% – 82% | 68% – 78% |
| Annual gross income (5 bed) | $55,000 – $75,000 | $45,000 – $62,000 |
| Guest profile | Premium families, large groups | Mid-budget families |
| Average nightly rate | $220 – $380 | $170 – $290 |
Ranges are reference data based on vacation rental platform data and 2026 market analysis. Actual numbers for each property depend on size, condition, management and seasonality.
How much you can realistically earn in each community
Example with a 5-bedroom home with private pool:
Champions Gate — annual projection:
- Estimated gross income: $65,000
- Operating expenses (50%): $32,500
- Annual HOA: $5,400
- Property tax: $5,200
- Insurance: $3,800
- Estimated net income: $18,100
- Reference purchase price: $620,000
- Approximate net ROI: 2.9%
Windsor Hills — annual projection:
- Estimated gross income: $52,000
- Operating expenses (48%): $24,960
- Annual HOA: $2,640
- Property tax: $4,200
- Insurance: $3,200
- Estimated net income: $16,000
- Reference purchase price: $510,000
- Approximate net ROI: 3.1%
The number that surprises most investors: Windsor Hills has a slightly higher net ROI despite generating less gross income, because the purchase price and fixed costs are lower. Champions Gate generates more in absolute terms but requires more capital and has significantly higher HOA costs.
That does not make Windsor Hills the better investment. It means ROI is not the only number that matters.
What Champions Gate has that Windsor Hills cannot match
The amenities at Champions Gate are in a different category. The Oasis Club has a wave pool, water slides, lazy river, pool bar, restaurant and game room. For families traveling with children, that is not a minor detail — it is part of the product they are buying.
A property in Champions Gate can be listed as a “resort with included water park” on Airbnb. That justifies higher nightly rates, attracts guests with more spending capacity and can be the difference between a $200 and a $320 night for the same number of bedrooms.
The downside is cost. Monthly HOA in Champions Gate ranges from $350 to $600 depending on the section. That is $4,200 to $7,200 per year coming out of income before you calculate ROI.
What Windsor Hills has that Champions Gate cannot replicate
Proximity. Windsor Hills is literally 3 minutes from the Magic Kingdom entrance. For a family visiting Orlando specifically for Disney, being 5 minutes from the park is a selling point that needs no explanation.
Windsor Hills also has lower entry prices, lower HOA and years of well-documented vacation rental history. It is not new or experimental. Investors who entered 5 to 7 years ago have real occupancy data they can back up with numbers.
For buyers with a tighter budget or who want to minimize fixed costs, Windsor Hills is the more efficient option.
If you are evaluating either community with financing, you can review the options available in our guide on mortgage loans for foreigners in Florida.
Which community fits which investor profile
There is no universal answer. There are profiles.
Champions Gate makes more sense if:
- Your budget exceeds $500,000 for a 5-plus bedroom property
- You want to position yourself in the premium segment and charge higher nightly rates
- You are willing to absorb a higher HOA in exchange for amenities that justify those rates
- Your investment horizon is 5 years or more and you value the appreciation potential of the area
Windsor Hills makes more sense if:
- Your budget is between $320,000 and $500,000
- You want to minimize fixed costs and maximize ROI on invested capital
- Disney proximity is your primary selling point
- You are looking for a community with a proven track record and fewer risk variables
The Florida HomeGroup Realty team can show you available properties in both communities with real occupancy and income data before you make a decision.
FAQ about Champions Gate and Windsor Hills
Which community holds occupancy better in the low season?
Champions Gate tends to maintain better low-season occupancy thanks to its internal amenities. Families traveling outside summer or school holidays value having entertainment available within the community without depending on the parks.
Can I buy pre-construction in Champions Gate?
Yes. Champions Gate has phases in development where pre-construction purchases are possible. Pre-sale prices are generally lower than the secondary market, but delivery timelines can extend between 12 and 18 months.
Does the Champions Gate HOA include access to the water park?
In most sections, yes. Access to the Oasis Club and its facilities is included in the HOA for owners and their guests. Confirm this before buying as it can vary by section and year of construction.
Does Windsor Hills allow guests to bring pets?
That depends on the owner’s rules, not the community. Windsor Hills as a community does not have a universal pet policy for rental properties. Each owner sets their own rules in the platform listing.
Both communities have real arguments. The difference is in what you want to optimize: higher nightly rates and resort amenities, or lower entry investment and maximum proximity to Disney. Both work. Neither works for every budget or every investor profile.
Request a free comparison of properties in both communities with real data
