01
Jurisdiction matters
City of Kissimmee rules and Osceola County rules are not interchangeable. Confirm the actual parcel jurisdiction before making claims about zoning, rentals or permitting.
Eaton Real Estate Company gives Kissimmee-area homeowners, vacation-property sellers and investors three ways to sell: 1% full-service broker representation or a $99 MLS Basic or $499 FSBO Plus option.
No payment and no obligation to compare your options. Choose 1%, $499 FSBO Plus or “Not Sure Yet.”
A downtown residence, Buenaventura Lakes home, Bellalago resale, Poinciana property and furnished vacation home near the attractions can have different buyers, rules, fees and comparable sales.
City of Kissimmee rules and Osceola County rules are not interchangeable. Confirm the actual parcel jurisdiction before making claims about zoning, rentals or permitting.
Vacation-home buyers may care about zoning, association restrictions, management arrangements, bookings and guest access as much as the residence itself.
Primary-home and newer-community sellers may compete on condition, roof and systems, concessions, association costs and nearby builder inventory.
The strongest listing identifies the property's real community, jurisdiction and likely buyer instead of relying on a broad Kissimmee mailing address.
Downtown sits beside Lake Tohopekaliga and includes the historic business district, Lakefront Park, courthouse area and historic residential neighborhoods. Older homes may need a closer look at renovation history, permits, roof, systems, lot, condition and any historic-overlay requirements that apply.
Buenaventura Lakes is a major unincorporated Osceola County community with a Kissimmee mailing address. Sellers should distinguish county jurisdiction from city limits and organize condition, drainage, association or assessment information and nearby resale competition.
Bellalago is a large Osceola County planned development with single-family, multifamily and community amenities. Sellers should identify the exact section, association or special-assessment information, lot, upgrades, water orientation when applicable and competing resale inventory.
Poinciana-area sellers should price from the closest relevant resale competition and verify the parcel's county, association and community requirements. Roof and system ages, condition, concessions, lease status and showing access can materially affect positioning.
A Kissimmee mailing address in the resort corridor may be outside city limits. Sellers should verify short-term-rental eligibility, HOA restrictions, furnishings, management, bookings, transfer requirements, guest access and monthly carrying costs.
Resort-community buyers may compare the residence and the ownership experience together. Furnishings, bedroom count, amenities, association fees, booking history when available, management arrangements, condition and permitted use should be presented clearly.
A street address may say Kissimmee while the property is regulated by the City of Kissimmee, unincorporated Osceola County or another nearby municipality or community.
These pages provide deeper local guidance without stuffing every Central Florida search term into Kissimmee.
Seller guidance built specifically for Celebration villages, condos, townhomes and single-family homes.
Open Celebration →Second homes, vacation property, resort communities and seller markets around the attractions.
Open Disney Area →Davenport-area primary homes, newer construction, resort communities and vacation-property sellers.
Open Davenport →Condition, roof and system ages, permits, insurance-related details, showing access, concessions and the seller's timing can shape the strategy.
Permitted use, furnishings, bookings, management, amenities, HOA fees and guest access can matter alongside the home itself.
Lease status, tenant notice, showing access, rental information supplied by the seller and property condition can affect marketing and closing timing.
Association costs, assessments, restrictions, financing, builder competition and community-specific resale inventory can shape buyer decisions.
Florida + Texas · One family brokerage
Choose how much of the sale you want to handle. The two flat-fee plans are seller-managed. With 1% Full Service, Eaton represents you through closing.
MLS Basic
$99flat fee
For confident DIY sellers who mainly need MLS exposure.
You price, show, negotiate and manage the sale. No CMA, pricing guidance or representation.
Pay after signing, before MLS preparation.
Choose $99 MLS BasicSee plan detailsFSBO Plus
$499flat fee
For DIY sellers who want more flexibility and support.
You still manage the sale. No CMA, pricing guidance, negotiation or contract-to-close management.
Pay after live-listing review, per your agreement.
Choose $499 FSBO PlusSee plan detailsFull Service
1%listing-side fee
For sellers who want Eaton to represent them through closing.
Eaton represents you and helps manage the sale. Cancel for $0, subject to your signed agreement.
Paid at closing only if your property sells.
Choose 1% Full ServiceSee plan detailsBuyer-agent compensation, if offered, is separate, negotiable and chosen by the seller. Services, compensation and brokerage obligations are governed by the applicable signed agreement.
This illustration compares a hypothetical 3% listing-side fee with Eaton's 1% listing-side fee.
Illustration only. All commissions are negotiable. Buyer-agent compensation, closing costs, concessions, repairs, taxes, title charges and other transaction expenses are separate.
Primary homes and vacation properties have different questions, but accurate jurisdiction, property and access information helps both.
Confirm whether the parcel is in the City of Kissimmee or unincorporated Osceola County, then verify the zoning and any short-term-rental status that applies.
Gather current dues, known assessments, transfer fees or approvals, rental restrictions, amenity information and other association requirements.
Organize roof, HVAC, water heater, plumbing, electrical, permits, claims, drainage and other known property information that may affect buyer confidence or financing.
For occupied or vacation-use property, organize furnishings, current bookings or leases, management arrangements, guest or tenant access and showing-notice requirements.
Check City zoning information for parcels actually inside Kissimmee city limits.
Open City zoning →Review the County's Short Term Rental Planned Development information and licensing steps.
Open County STR resource →Verify county zoning, permitted uses and planned-development information for a specific parcel.
Open County zoning →Review the City's official Downtown boundaries, historic areas and Lakefront context.
Open Downtown CRA →“From start to finish, he made the selling process seamless and stress-free.”
Tim W. · Florida seller · Public reviewChoose $99 MLS Basic, $499 FSBO Plus, 1% Full Service or Not Sure Yet.
Provide the address, price, photographs, property details, disclosures and access instructions.
Review the listing information and complete the applicable listing documents before activation.
The property enters the applicable MLS. Under 1%, Eaton remains involved through the sale; MLS-only leaves the active transaction with the seller.
Yes. The 1% option includes seller representation, pricing and listing-positioning guidance, MLS exposure, showing coordination, buyer-agent communication, offer review, negotiation help and contract-to-close guidance.
The FSBO Plus is limited-service MLS entry with a 6-month listing term, listing changes included and open-house posting in the MLS. The seller handles calls, showings, offers, negotiations, contracts, title and closing.
See the flat fee MLS Orlando and Central Florida comparison for a task-by-task breakdown of MLS-only versus 1% Full-Service.
Not necessarily. Many properties use a Kissimmee mailing address while being located in unincorporated Osceola County. Verify the actual parcel jurisdiction before relying on zoning, permitting or rental rules.
Yes. Eligible vacation properties can use either listing option. Sellers should provide accurate information about furnishings, bookings, management, association rules, fees, access and the property's permitted use.
No. Short-term-rental eligibility is property-specific. Osceola County instructs owners to verify zoning first, and additional subdivision or planned-development rules may apply.
Yes. A Kissimmee property can be marketed in its current condition, but “as-is” does not remove disclosure obligations or prevent a buyer from requesting inspections. Property condition may also affect insurance, financing, appraisal and the offers you receive. Under the 1% plan, Eaton can help position the listing and review offers; under MLS-only, the seller manages those decisions and the transaction.
The seller provides the listing photographs and agreed method of property access. Under the 1% plan, Eaton coordinates showing requests.
No. Buyer-agent compensation, if offered, is separate from Eaton's listing-side fee, negotiable and chosen by the seller.
The 1% listing-side commission is paid at closing only if the property sells. The $499 FSBO Plus fee is due after the listing is live in the MLS and the seller has reviewed it. The fee is non-refundable once paid.
Compare 1% full-service representation with the $499 FSBO Plus option and choose the level of support that fits your sale.