Celebration is a planned community in the north-west of Osceola County. It is not a city: it has no city government and no city tax, and Osceola County handles zoning and permits. The Census Bureau treats it as a census-designated place, with 11,178 residents in the 2020 Census on 10.5 square miles and an estimate of 13,667 for 2020-2024.
The Walt Disney Company founded the community through The Celebration Company. The county’s development record describes a plan of about 4,850 acres, about 1,300 of them open space, and county parcel records date the first homes to 1996. The Celebration Residential Owners Association (CROA) works from Town Hall at 851 Celebration Avenue, and two community development districts cover infrastructure and utilities.
Homes and neighborhoods
County parcel records show 2,762 improved single-family parcels and 1,918 condominium units with a Celebration address (read October 2026). About 87 percent were built from 1996 to 2007. Island Village, the newest part, has 300 homes dated 2021 to 2025.
The Census Bureau’s count for the census-designated place, which also takes in apartment buildings, is 6,918 housing units (ACS 2020-2024): 38 percent single-family detached, 10 percent attached and 47 percent in buildings of five or more units. The median year built is 2004, and about 58 percent of occupied homes are owner-occupied. About 16 percent of the units (1,079) were held for seasonal, recreational or occasional use.
The association describes the homes as terrace, bungalow, garden, cottage, village, manor and estate houses, plus townhomes and condominiums. The county’s plats and the utility district’s irrigation zones name these villages: Celebration Village around downtown, West Village, Lake Evalyn, North Village, South Village, East Village, Aquila Reserve, Roseville Corner, Artisan Park and Island Village.
Any change to the outside of a property needs approval from the association’s architectural review committee, under its design guidelines. Read the guidelines before planning exterior work.
The census median value of owner-occupied homes was $635,000 for 2020-2024, with a margin of error of about $75,700. That is a survey figure, not a sale price. To see what is listed now, search homes for sale in Celebration.
search homes for sale in Celebration
Property taxes in Celebration
Florida taxes a home on its assessed value less exemptions, multiplied by the millage rate (dollars per $1,000 of taxable value). County parcel records place Celebration’s homes in the unincorporated Osceola County tax district. The 2025 rates:
| Taxing authority | 2025 millage |
|---|---|
| Osceola County (general fund 6.7000, library 0.3000, Save Osceola 0.2500) | 7.2500 |
| Osceola County emergency medical services | 1.0682 |
| School District of Osceola County | 5.3060 |
| South Florida Water Management District | 0.2301 |
| Total | 13.8543 |
A small number of parcels with a Celebration address (103 in the county’s records) sit in the Central Florida Tourism Oversight District’s tax code instead, at 25.2097 mills, so check the parcel.
The homestead exemption takes up to $50,000 off the assessed value of a primary residence. The first $25,000 applies to all taxes. A second amount, on value above $50,000, applies to non-school taxes only and is adjusted for inflation: $25,722 for 2025 and $26,411 for 2026. As a worked example, a homesteaded home assessed at $600,000 owed about $7,746 for 2025, and about $8,313 without the exemption, before the CDD assessment.
Save Our Homes caps the yearly rise in a homesteaded home’s assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower: 2.7 percent for 2026. Other property is capped at 10 percent a year. A sale ends the seller’s cap and the home is reassessed at market value the next January 1, so a buyer’s bill can be much higher than the seller’s last one.
The Property Appraiser mails the notice of proposed taxes (the TRIM notice) in August. Bills go out by November 1, with a 4 percent discount for paying in November, 3 percent in December, 2 percent in January and 1 percent in February, and they are delinquent April 1.
Amendment 3 on the November 3, 2026 ballot would raise the non-school homestead exemption and cut the 10 percent cap to 5 percent from 2027 if voters approve it. The figures here are the rules for 2025 and 2026 bills.
CDD and HOA fees
The Celebration Community Development District, established in 1994, maintains street and alley lighting, alleys, landscaping in public common areas, public parks and trails, boardwalks, ponds and stormwater. Its assessment is a non-ad valorem line on the tax bill. For fiscal 2027 (October 2026 to September 2027) the operations assessment rose 19.3 percent:
- Multifamily or hotel unit: $524.65
- Carlyle condominium unit: $574.56
- Bungalow: $632.12
- Garden home: $686.90
- Townhome: $729.04
- Cottage: $924.99
- Village home: $1,447.55
- Estate home: $1,946.91
Homes in Artisan Park and Island Village also repay bonds: $682.28 to $1,862.43 a year depending on lot type and bond series. That puts a village home in Island Village at $3,309.98 in total.
The Enterprise Community Development District, also established in 1994, assesses the commercial parcels and runs the water and sewer utility, so a house pays it a utility bill, not an assessment.
CROA charges every residential owner an assessment, and townhomes in a service area pay more for items such as roofs, painting and landscaping. Condominiums have their own associations as well. CROA does not post its assessment schedule publicly, and a 2024 charter amendment concerns a resale assessment. Under section 720.30851, Florida Statutes, an association must deliver an estoppel certificate within 10 business days of a request, stating the regular assessment and anything owed. We can pull the HOA documents for a home you are considering.
Short-term rental rules
County zoning does not rule out short-term rental here. Osceola County’s code allows it in planned developments inside its Short-Term Rental Overlay, and the county’s map of that overlay covers Celebration.
The association’s rules do. CROA’s Rule 7 requires an initial lease term of at least one year unless the board consents in writing, and three months for a garage apartment. No home or garage apartment may go to more than two tenants in 12 months, single rooms may not be leased, and no unit may operate as a bed and breakfast or similar accommodation for transient tenants. Owners must give the board a copy of each lease within 10 days or face a $1,000 fine. A recorded supplement for a particular parcel can set different terms.
The county’s records agree: Celebration is not on its list of developments approved for short-term rental (revised May 2022), and of 185 short-term rental properties it mapped inside the Celebration plan from 2023 tax records, all were in a hotel license category and 182 were on Celebration Boulevard.
Where a rental of less than 30 days is allowed, Florida’s DBPR licenses it, and stays of six months or less owe the county’s 6 percent tourist development tax plus state sales tax and the county surtax.
Schools
The School District of Osceola County runs the public schools. Zones go by address, and the board approved the 2026-27 boundaries on June 23, 2026. Look up an address with the district’s BusPlanner tool.
Utilities
Duke Energy supplies electricity. The Enterprise CDD bills drinking water, sewer and reclaimed irrigation water, and its fiscal 2026 rate schedule passes through Toho Water Authority charges. Irrigation runs on a three-zone schedule set by the district. TECO Peoples Gas is the natural gas provider the county lists; confirm service at the address.
Osceola County contracts Waste Management for weekly curbside collection in unincorporated areas, but the county’s collection map marks Celebration’s streets as outside that program (read October 2026). Ask Town Hall or the seller who collects and what it costs.
Getting around
The nearest Interstate 4 interchanges are exit 62 (World Drive and SR 417, a toll road) and exit 64 (US 192).
From Town Hall, OpenStreetMap routing puts the Magic Kingdom toll plaza about 9.7 miles and 20 minutes away, Orlando International Airport about 21 miles and 31 minutes, and downtown Orlando about 21 miles and 32 minutes, all without traffic. Times vary with I-4 traffic.
SunRail does not stop in Celebration. The Kissimmee/Amtrak station is about 13 miles away. AdventHealth Celebration, a hospital, is at 400 Celebration Place, about 1.5 miles from Town Hall.
Flood zones and insurance
About 1,300 acres of the plan are open space, and the CDD maintains the ponds that carry stormwater. Flood zones differ from lot to lot. Search an address on FEMA’s Flood Map Service Center, or ask Osceola County for a flood zone determination.
For wind coverage, insurers discount premiums for features that reduce hurricane damage, recorded on the state’s Uniform Mitigation Verification Inspection Form (OIR-B1-1802, updated April 1, 2026). An inspection is valid for up to five years, and Citizens Property Insurance Corporation uses the same form.
Parks and things to do
- The association counts over 40 neighborhood parks and more than 26 miles of walking trails.
- Pools: Lakeside Park (25-meter pool, five lighted tennis courts), Spring Park (25-yard pool), The Commons, East Crescent Park, Spring Lake and Island Village.
- Fitness centers at Artisan Park and Island Village, an athletic and recreation complex with grass and synthetic turf fields, and a dog park for registered dogs.
- Celebration Golf Club, 701 Golf Park Drive: a public course opened in 1996, designed by Robert Trent Jones Sr. and Jr.
- Downtown Celebration, the Shoppes at Celebration Place and the Water Tower Shoppes have the shops and restaurants.