COMMERCIAL DEVELOPMENT SITE FOR SALE
4539 W. Irlo Bronson Memorial Highway | Kissimmee, Florida
3.94± ACRES ON US-192 IN THE KISSIMMEE–ORLANDO TOURISM CORRIDOR
Tourist Commercial Development Site • Three Existing Access Points • Left-Turn Accessibility • Existing Retention Pond • Existing Utilities • $719,238± Estimated Impact-Fee Replacement Value
Located directly on US Highway 192 / W. Irlo Bronson Memorial Highway, this approximately 3.94-acre commercial development site offers a combination of location, existing infrastructure, roadway access and prior development work that is difficult to duplicate with unimproved commercial land.
The property is located in the established Kissimmee–Orlando tourism corridor, directly across from Medieval Times Dinner & Tournament and within convenient reach of Walt Disney World, Disney Springs, I-4, hotels, restaurants, attractions and other major Central Florida destinations.
DEVELOPERS & ACQUISITION TEAMS
Request Survey, Environmental, Geotechnical, Site Plans & County Impact-Fee Documentation
CALL (410) 530-3265
PROPERTY AT A GLANCE
Property Address:
4539 W. Irlo Bronson Memorial Highway
Kissimmee, Florida 34746
County: Osceola County
Parcel ID: 13-25-28-0000-0327-0000
Site Area: Approximately 3.94 acres
Zoning: Commercial Tourist / Tourist Commercial
Road: US Highway 192 / W. Irlo Bronson Memorial Highway
Frontage: 300+ feet along US-192
Existing Access: Three existing access points serving the property
Additional Access Advantage: Left-turn accessibility associated with the existing roadway/median configuration
Stormwater: Existing retention/stormwater pond
Utilities: Existing utility infrastructure associated with the previously developed site
Prior Development: Former hotel and miniature-golf/entertainment property
Estimated Impact-Fee Replacement Value: Approximately $719,238.42
Seller Financing: May be considered for qualified purchasers
Subdivision: May be considered depending upon transaction and proposed development
WHY THIS PROPERTY IS DIFFERENT
Many commercial land offerings provide little more than acreage, zoning and a location.
4539 W. Irlo Bronson is an already-developed commercial site with significant existing infrastructure and development history.
A prospective purchaser is evaluating more than approximately 3.94 acres of Tourist Commercial land.
The property offers a combination of:
- Three existing access points
- Left-turn accessibility associated with the existing roadway/median configuration
- Existing retention/stormwater pond
- Existing utility infrastructure
- Existing paved areas and prior site improvements
- Existing concrete slab from the former motel
- Prior commercial development history
- Survey and topographic information
- Environmental documentation
- Geotechnical/boring information
- Prior development plans
- Prior County development review
- Approximately $719,238.42 in estimated Mobility and Fire Impact Fee replacement value
- Potential seller financing
- Potential subdivision flexibility
For the right development concept, these existing attributes may provide meaningful advantages in development cost, engineering, due diligence and project timing compared with completely unimproved commercial land.
EXCELLENT US-192 ACCESS
Access is one of the property’s most important development characteristics.
The property benefits from three existing access points serving the site from the US-192 corridor.
The existing roadway and median configuration also provides left-turn accessibility toward the property.
For hotels, restaurants, quick-service restaurants, entertainment concepts, attractions, retail and other customer-oriented commercial uses, convenient ingress is an important site-selection consideration.
The property also benefits from more than 300 feet of frontage along the US-192 corridor.
Prospective purchasers should independently verify existing and future access rights, roadway configuration and suitability for their proposed development with FDOT and their traffic/civil engineering consultants.
EXISTING RETENTION / STORMWATER POND
The property contains an existing retention/stormwater pond associated with its prior development.
Stormwater requirements can consume both valuable land area and development capital on a new commercial project.
The existence of established stormwater infrastructure therefore represents an important characteristic for prospective developers evaluating the site.
Depending upon a purchaser’s proposed development and engineering analysis, the existing pond and associated infrastructure may potentially reduce the amount of new stormwater work required compared with a completely unimproved site.
Actual capacity, condition, permitting status and suitability for a proposed new development should be independently evaluated by the purchaser’s civil engineer and appropriate governmental authorities.
$719,238.42 ESTIMATED IMPACT-FEE REPLACEMENT VALUE
A SIGNIFICANT POTENTIAL DEVELOPMENT COST ADVANTAGE
Based upon research performed by the Osceola County Impact Fee Office, historical improvements on the property have an estimated combined Mobility and Fire Impact Fee replacement value of $719,238.42.
MOBILITY FEE REPLACEMENT VALUE
Former 49-Room Hotel:
$599,921.70
Former Approximately 1.59-Acre Miniature Golf Operation:
$99,921.83
Total Estimated Mobility Replacement Value:
$699,843.53
FIRE IMPACT FEE REPLACEMENT VALUE
Former Hotel:
$18,398.96
Former Miniature-Golf Commercial Buildings:
$995.93
Total Estimated Fire Impact Replacement Value:
$19,394.89
COMBINED ESTIMATED REPLACEMENT VALUE
$719,238.42
WHY THE REPLACEMENT VALUE MATTERS
Osceola County’s Impact Fee Office has advised the property owner that:
- The replacement value stays with the property until used for development.
- A sale of the property does not require a separate assignment of the replacement value to the purchaser.
- There is no expiration date.
- The replacement value may be used once.
- The replacement value is not restricted to reconstruction of the former hotel or miniature-golf uses.
- It may be applied toward applicable fees for other qualifying future permits.
- Mobility replacement value may be applied against applicable Mobility Fees.
- Fire Impact replacement value may be applied against applicable Fire Impact Fees.
- If assessed fees for a future development exceed the available replacement value, the developer would pay the difference.
- If the parcel is subsequently divided, the replacement value may potentially be allocated between resulting parcels, subject to County review.
This means that a future purchaser may potentially receive a substantial development-cost advantage associated with the property’s historical development.
The final replacement value and its application will be determined by the Osceola County Impact Fee Office during review of an accepted future development permit.
County correspondence regarding the estimated replacement values is available to qualified prospective purchasers as part of the due-diligence package.
HISTORICAL DEVELOPMENT
The property was previously developed with a 49-room hotel and miniature-golf/entertainment operation.
Osceola County’s research identified historical improvements including:
- 49-room hotel
- Approximately 23,468 square feet associated with the former hotel building
- Approximately 1.59 acres of miniature-golf operation
- Approximately 1,559 square feet of former miniature-golf retail/commercial buildings
This historical development is the basis for the estimated Mobility and Fire Impact Fee replacement values associated with the property.
SUBSTANTIAL DEVELOPMENT WORK ALREADY COMPLETED
A significant amount of professional development work has already been performed in connection with the property.
Available information may include:
SURVEY
Recent property survey information.
TOPOGRAPHIC INFORMATION
Topographic/site information useful for preliminary development evaluation.
ENVIRONMENTAL INFORMATION
Environmental documentation associated with prior development planning.
GEOTECHNICAL / SOIL BORINGS
Available subsurface/geotechnical information.
SITE PLANS
Prior site-development concepts and plans.
UTILITY INFORMATION
Information concerning existing and prior utility infrastructure.
STORMWATER INFORMATION
Existing retention/stormwater infrastructure and related site information.
COUNTY DEVELOPMENT DOCUMENTATION
Prior County review and development-related correspondence.
IMPACT-FEE DOCUMENTATION
Correspondence from the Osceola County Impact Fee Office regarding the estimated Mobility and Fire Impact Fee replacement values.
Qualified prospective purchasers may request available documentation for review.
PRIOR APPROVED DEVELOPMENT PLAN
The property has already undergone substantial development planning and governmental review.
A 15,500-square-foot civic/museum development plan with associated parking received approval in November 2024.
Additional development planning was undertaken for another proposed project and progressed through substantial County review before the owner elected not to proceed with that project.
Although a future purchaser’s project will be subject to its own applicable approvals, the prior planning and review history provides useful information for developers evaluating the site’s potential.
Prior plans and available supporting documentation may be provided to qualified prospective purchasers.
EXISTING SITE INFRASTRUCTURE
Because the property was previously developed, the site contains infrastructure and improvements that may be relevant to a future development program.
Existing or prior improvements include:
- Three existing access points
- Existing roadway/median access configuration
- Existing retention/stormwater pond
- Existing water/sewer infrastructure
- Existing or prior electric infrastructure
- Existing paved areas/parking
- Existing concrete slab from the former hotel
- Prior commercial site improvements
Depending upon the proposed development, portions of the existing infrastructure may potentially be reusable or may reduce future site-development requirements.
All infrastructure should be independently inspected and evaluated by a prospective purchaser and its professional consultants.
$26 MILLION US-192 FDOT IMPROVEMENT PROJECT
The property is located along the corridor currently being improved under Florida Department of Transportation Financial Project 448783-1.
The approximately $26 million project encompasses approximately 5.7 miles of US-192 from Bamboo Lane to Main Street.
Construction began in 2025, with completion currently anticipated in 2026.
The corridor project includes improvements such as:
- Roadway resurfacing
- Restriping
- Operational roadway improvements
- Buffered bicycle lanes
- Sidewalk and pedestrian improvements
- Signalized pedestrian crossings
- Pedestrian Hybrid Beacon improvements
- Median-related improvements
- Signalization work
- Driveway, sidewalk and ramp work
FDOT has identified improvements involving an existing bi-directional median at Interior Street/Club Sevilla and a Pedestrian Hybrid Beacon near Four Winds Boulevard.
Prospective purchasers are encouraged to review FDOT Financial Project 448783-1 and independently evaluate the final roadway configuration and its relationship to their proposed development.
PRIME KISSIMMEE–ORLANDO TOURISM CORRIDOR LOCATION
The property occupies a highly visible position along one of Central Florida’s established tourism and commercial corridors.
The site is located directly across from Medieval Times Dinner & Tournament and within convenient reach of:
- Walt Disney World Resort
- Disney Springs
- Interstate 4
- Major hotels and resorts
- Restaurants
- Entertainment venues
- Tourist attractions
- Retail centers
- Established residential communities
- Other US-192 commercial destinations
The combination of tourism, hospitality, entertainment, residential and commercial activity creates potential opportunities for a variety of development concepts.
POTENTIAL DEVELOPMENT CONCEPTS
The property’s Commercial Tourist zoning, US-192 frontage, existing access and development history make it appropriate for evaluation for a variety of potential commercial concepts.
Depending upon applicable zoning, permitting, engineering and governmental approvals, potential concepts may include:
HOTEL / HOSPITALITY
The site’s tourism-corridor location and historical hotel use make hospitality an obvious concept for evaluation.
RESTAURANT / QUICK-SERVICE RESTAURANT
US-192 exposure, tourist traffic and existing access make restaurant and QSR concepts worthy of evaluation.
RETAIL
Potential neighborhood, tourism-oriented, specialty or destination retail concepts.
ENTERTAINMENT / ATTRACTION
The site’s location within an established entertainment and tourism corridor may support evaluation of experiential or attraction-oriented uses.
MIXED COMMERCIAL DEVELOPMENT
The approximately 3.94-acre site may offer opportunities to evaluate multiple complementary commercial uses.
OTHER TOURIST-COMMERCIAL USES
Additional commercial concepts may be possible under applicable Tourist Commercial regulations.
All potential uses are subject to independent verification of zoning, permitted uses, access, parking, stormwater, utilities, concurrency, permitting and other governmental requirements.
POTENTIAL SUBDIVISION
The owner may consider a transaction involving subdivision of the approximately 3.94-acre property for an appropriate purchaser and development concept.
This could potentially create opportunities for users that do not require the entire property.
Osceola County’s Impact Fee Office has also advised that if the current parcel is later separated, the estimated replacement value may potentially be divided between resulting parcels, subject to County review and final determination.
Interested parties considering a partial-site acquisition are encouraged to contact the owner to discuss their requirements.
SELLER FINANCING MAY BE AVAILABLE
Seller financing may be considered for qualified purchasers.
Potential terms would depend upon factors including:
- Purchase price
- Down payment
- Purchaser financial strength
- Proposed development
- Financing structure
- Due-diligence period
- Closing schedule
- Other transaction terms
Interested qualified purchasers may submit proposed terms for consideration.
DUE-DILIGENCE PACKAGE AVAILABLE
SERIOUS BUYERS DO NOT HAVE TO EVALUATE THIS PROPERTY FROM A MARKETING PAGE ALONE
A substantial amount of supporting information has already been assembled.
Qualified developers, purchasers and acquisition representatives may request access to available due-diligence materials, which may include:
- Property survey
- Topographic information
- Environmental documentation
- Geotechnical / soil boring information
- Prior site plans
- Prior approved development plans
- Utility information
- Stormwater / retention information
- County development-review documentation
- Osceola County Impact Fee Office correspondence
- Estimated impact-fee replacement-value calculations
- Historical development information
- Additional available property records
Additional documents may be supplied as appropriate based upon the prospective purchaser’s proposed development and level of interest.
REQUEST ADDITIONAL INFORMATION
INTERESTED IN ACQUIRING OR DEVELOPING THE PROPERTY?
For additional property information, acquisition discussions or access to available due-diligence materials:
CALL (410) 530-3265
When contacting us, please provide:
Your Name
Company
Telephone / Email
Proposed Use
Documents or Information Requested
Qualified developers, principals, investors, acquisition representatives and authorized commercial real estate brokers are welcome to inquire.
DEVELOPER SUMMARY
4539 W. IRLO BRONSON MEMORIAL HIGHWAY
3.94± ACRES
US-192 / KISSIMMEE, FLORIDA
TOURIST COMMERCIAL
300+ FEET OF US-192 FRONTAGE
THREE EXISTING ACCESS POINTS
LEFT-TURN ACCESSIBILITY
EXISTING RETENTION / STORMWATER POND
EXISTING UTILITIES & PRIOR SITE IMPROVEMENTS
PRIOR DEVELOPMENT APPROVAL
SURVEY / ENVIRONMENTAL / GEOTECHNICAL INFORMATION AVAILABLE
$699,843.53 ESTIMATED MOBILITY FEE REPLACEMENT VALUE
$19,394.89 ESTIMATED FIRE IMPACT FEE REPLACEMENT VALUE
$719,238.42 COMBINED ESTIMATED REPLACEMENT VALUE
NO EXPIRATION IDENTIFIED BY COUNTY
REPLACEMENT VALUE STAYS WITH PROPERTY
NO SEPARATE ASSIGNMENT REQUIRED UPON SALE
POTENTIAL SUBDIVISION
POTENTIAL SELLER FINANCING
CALL (410) 530-3265 FOR ADDITIONAL INFORMATION
IMPORTANT DUE-DILIGENCE NOTICE
The information presented on this page is provided for general marketing and informational purposes and is believed to be accurate based upon information presently available to the property owner. It is not intended as a warranty or representation concerning future development.
Prospective purchasers are responsible for independently investigating and verifying all information relevant to their proposed acquisition and development, including but not limited to acreage, boundaries, zoning, future land use, permitted uses, access rights, roadway configuration, traffic counts, utilities, stormwater facilities and capacity, environmental conditions, geotechnical conditions, existing infrastructure, development approvals, concurrency, parking requirements and governmental permitting.
References to potential development concepts are illustrative only and do not represent a guarantee that any particular use or development program will be approved.
Mobility and Fire Impact Fee replacement values are estimated values based upon research and information provided by the Osceola County Impact Fee Office concerning historical improvements on the property. Final replacement values and their application will be determined by the Osceola County Impact Fee Office during review of an accepted future development permit.
Roadway and FDOT project information is subject to change. Prospective purchasers should independently review current FDOT plans and verify existing and future access conditions for their proposed development.
Any sale, financing, subdivision or development is subject to mutually acceptable transaction terms and all applicable governmental requirements.
