President's Message

July 12, 2023

My Fellow Owners,

Another year has passed and we are approaching the next annual meeting of our timeshare owners’ association. Please attend the August 26th, 2023 meeting if you can. If you are unable to attend, please fill out and return a proxy (and voting certificate if applicable) so that we can reach a quorum.

Last year was a particularly challenging one for the Resort. In addition to the passing of long-time president Jeff Weinland on July, we were badly struck by Hurricane Ian in late September.

Because we are located well inland, we generally avoid major hurricane damage. By the time Ian reached us, the wind speeds had slowed to 55mph and wind damage was typical of past storms. However, the massive, slow-moving storm dumped an enormous, historic amount of rain on us. We had well over a foot of rain in our area and suffered a 500-year rainfall event. The county’s drainage infrastructure is only designed to withstand a 100-year event. The bulk of the damages we sustained were due to flooding.

Of course, we have hurricane insurance, but in Florida, a hurricane deductible isn’t the same as your normal deductible. It is significantly higher and calculated as a percentage of the value of the insured buildings. Our hurricane deductible is nearly $1M so it paid nothing. Additionally, since the Resort is not located in a flood zone and we have never carried flood insurance, so the flood damage wasn’t covered. Again, it was a historic, unprecedented flood.

We secured the property before the storm and had a “ride out” team on property during the storm. Because of this team’s hard work (under challenging conditions), we were able to prevent major pool, recreation center, lobby, and restaurant/bar damage. Fortunately, most of our units were not damaged at all. Thanks to hard work, the property looks great and all the amenities are up and running except for the mini golf (which was completely destroyed). We have been able to honor all reservations and it’s hard to tell anything happened here. That said, we did suffer flood damage in many townhomes.

In a stroke of good luck, we had a crew of 17 construction workers on-site working on our regularly-scheduled batch of 27 townhome renovations. We immediately re-directed this crew plus our own maintenance staff to begin recovery efforts as soon as the waters receded. We performed an initial inspection and quickly hired two nationally known disaster recovery companies to immediately remediate all flooded townhomes. Before others had even inspected their properties, we had begun mitigation work. All our flooded units were quickly gutted, dried, and treated for mold and harmful pathogens from the flood waters. Despite supply chain, inflation, and demand/availability challenges, our team was able to bid out and secure quality materials and professional services at reasonable prices. We have already brought nearly 30 of the flood damaged townhomes back into service with all new flooring, cabinetry, appliances, paint, and carpet. They’re gorgeous; by far the most modern and best-looking townhomes in our inventory (please look at the pictures on our website, you’ll love them), but we still have work to do.

How did we accomplish this? Immediately following the storm, we held an emergency meeting and the Board voted to redirect all available funds to hurricane recovery. We had to bring as many damaged townhomes back online as quickly as possible to make immediate repairs and to carry us until we could develop a complete and accurate recovery budget and properly assess for the repairs.

The flooding didn’t only harm our Resort, it also damaged other property associations we belong to. These other associations (FantasyWorld Club Villas HOA and Kyngs Heath POA) also suffered major damage from the flooding and have assessed the Resort for our share of their hurricane recovery costs. These amounts had to be included in our recovery budget as we are required to pay them. The Board diverted reserve funds to pay for immediately necessary recovery efforts, so the assessment also includes a mandatory replenishment of the reserves. The underground sewer system that serves the Resort property also suffered expensive damage from the flood, but thankfully Osceola County is paying for those repairs which are mostly complete.

Right now, our biggest enemy is time. We need to bring all the townhomes back into service as soon as possible. This is why I am asking you to please pay the assessment on time. Funds coming in on time means we can keep the work progressing forward and we will not be at risk of slowdowns due to a lack of available labor. Because we expect Small Business Administration disaster loans will help fund this effort, we can offer a 2-installment payment plan for a fee. However, please remember that these loans need to be paid back with interest, and that time is of the essence. You can help the Resort and save yourself some money by paying the entire Special Assessment by September 1st, 2023. The amount of the Special Assessment is $1,689.06 for annual owners and $844.53 for Biennial Owners.

Until all the townhome repairs are complete, our most popular weeks will fill up earlier than normal. As you know, weeks are assigned within your ownership season on a first-come, first-served basis. You can reserve your week up to a year in advance so long as you have paid your maintenance fee for that year and are otherwise current. Please remember to pay for and book your 2024 week as soon as possible. As always, don’t let your week go to waste; if you don’t know when you can use it, consider making a reservation and depositing it with an exchange company for your future use.

Lastly, I’m sure that many of you will want to know more details about the storm damage we sustained, how your recovery dollars are being spent, and what progress has been made to date. For you, we created a webpage and newsletter with articles written by the Resort’s management team along with photos and videos of the aftermath of the storm, the cleanup, and the reconstruction to date. Click Here to be taken directly to the website. You’re going to love the photos of the renovated townhomes- you can even take a 3D virtual tour.

It has been a difficult year, but we can see the light at the end of the tunnel and I’m confident we’ll emerge stronger than ever. On behalf of the Board and everybody at the Resort, thank you for your continued support.


Scott J. Smith, President
Vacation Villas at FantasyWorld
Timesahre Owners' Association, Inc.

Vacation Villas at FantasyWorld
Timeshare Owners Association Inc.

5005 Kyng’s Heath Rd
Kissimmee, FL 34746

Fax 407-396-6737 

Diana Cherveny, TOA Manager


2024 Annual Maintenance Fee
Due 1/1/2024
  • Operating Fee: $1,100.00
  • Reserve Fee: $25.00
  • Property Tax: $75.05
  • Late Fee Assessed 1/15/24: $25.00
  • Lock Out Fee Assessed 3/1/24: $15.00
  • 2024 Interest To Date: $68.12
  • Total: $1,308.17
2024 Biennial Maintenance fee
Due 1/1/2024
  • Operating Fee: $550.00
  • Reserve Fee: $12.50
  • Property Tax: $37.53
  • Late Fee Assessed 1/15/24: $25.00
  • Lock Out Fee Assessed 3/1/24: $15.00
  • 2024 Interest To Date: $34.05
  • Total: $675.08

Contact the Association's Manager to Pay A Balance Forward

Request Your Reservation NOW!

Platinum Season Weeks
5-17, 24-36, 46-47, 51-52

Gold Season Weeks
1-4, 18-23, 37-45, 48-50

What All Owners Should Know About Reservations

  • ​All reservation requests are confirmed on a first come / first served basis. 
  • The maintenance fee associated with the owner usage must be paid before a reservation can be confirmed.
  • ​Owners are eligible if they are requesting a reservation within their season of ownership (owners of Platinum deeds requesting Platinum season weeks, or owners of Gold deeds requesting Gold season weeks).
  • ​Every owner needs a specific reservation at the resort to make use of their ownership.
  • ​Owners wishing to exchange their reservation with an exchange provider, must first obtain a confirmed reservation from the resort and provide the details of the reservation to their exchange provider. The reservation is the medium of exchange providers. This applies to same year exchange and to owners wishing to bank their usage for a future year. Owners are encouraged to contact their exchange provider as soon as they know their plan is to deposit and they have their confirmation email.
  • ​Owners may pay an amount equal to the prior years maintenance fee if they want to confirm a reservation before the amount of the maintenance fee is established for the year (late summer or early fall; at the annual meeting). Any difference will be bill when the final amounts are established.
Information for the owners of
Vacation Villas at FantasyWorld Timeshare Owners Association

Notice of Potential Scam!

Fellow Owners, 

Be Alert! 

We have gotten reports from owners that they have been contacted by somebody claiming to be with “Festiva” (which is probably not accurate) which “owns the Resort” (which is definitely not accurate). This person is offering to sell “Rental Protection” to our fellow owners. Owners are asked to pay this person $1,195. In return for that payment, the owners’ week as well as two additional “getaway weeks” will allegedly be rented in the owners’ name. Supposedly, the proceeds from the rental of the 3 weeks (totaling $13,000) will then be paid to the owner. 

If it sounds too good to be true, it probably is. If we could turn a maintenance fee plus $1,195 into $13,000 we’d all be rich. 

You own the Vacation Villas at FantasyWorld Resort, not Festiva nor any other developer. We do not believe the people contacting our owners with this offer are actually associated with Festiva. We don’t know who they are. We don’t know anything about “getaway weeks,” nobody gets 3 weeks for 1 maintenance fee. These people do not represent us. We did not sell or give anybody your phone numbers. There are lots of scams out there. 


Warmest Regards 

Scott J. Smith, President

on behalf of the Board of Directors and Management Team of Vacation Villas at FantasyWorld Time-Share Owners Association Inc.

Historical Breakout of Operating, Reserve,
and Property Tax Assessments

Annual Owners


Operating Fee - $1,100.00
Reserve Fee - $25.00
Property Taxes - $75.05
Total - $1,200.05


Operating Fee - $798.92
Reserve Fee - $167.37
Property Taxes - $101.67
Total - $1,067.96


Operating Fee - $738.51 
Reserve Fee - $162.71
Property Taxes - $99.69
Total - $1,000.91


Operating Fee - $671.38
Reserve Fee - $147.92
Property Taxes - $90.63
Total - $909.93


Operating Fee - $671.38
Reserve Fee - $147.92
Property Taxes - $90.63
Total - $909.93


Operating Fee - $609.68
Reserve Fee - $134.33
Property Taxes - $82.34
Total - $826.35

Historical Breakout of Operating, Reserve,
and Property Tax Assessments

Biennial Owners


Operating Fee - $550.00
Reserve Fee - $12.50
Property Taxes - $37.53
Total - $600.03


Operating Fee - $399.46
Reserve Fee - $83.68
Property Taxes - $50.84
Total - $533.98


Operating Fee - $369.26
Reserve Fee - $81.35
Property Taxes - $49.85
Total - $500.46


Operating Fee - $335.69
Reserve Fee - $73.96
Property Taxes - $45.32
Total - $454.97


Operating Fee - $335.69
Reserve Fee - $73.96
Property Taxes - $45.32
Total - $454.97


Operating Fee - $304.84
Reserve Fee - $67.16
Property Taxes - $41.17
Total - $413.17

Notice of Authorization
for Non Judicial Foreclosure

If a timeshare owner fails to make timely payments of timeshare plan common expenses, ad valorem taxes, or special assessments, an assessment lien against the timeshare owner’s timeshare interest may be foreclosed in accordance with a judicial foreclosure procedure or a trustee foreclosure procedure, either of which may result in the loss of the timeshare owner’s timeshare interest. If the managing entity initiates a trustee foreclosure procedure, the timeshare owner shall have the option to object pursuant to Florida law, and in such event the managing entity may thereafter proceed only by filing a judicial foreclosure action.

COVID-19 Update


The FantasyWorld Resort proudly complies with its governing documents, state and local health regulations, as well as federal ADA regulations.
We all love our furry friends but to comply with the rules that govern us and to ensure the safety of guests and pets.


Except for Service Animals

“Service Animal” means any ADA recognized animal that is trained to do work or
perform tasks for the benefit of a person with a disability.


Unless the service provided by the animal is apparent, our agents will ask:
– Is the dog a service animal required because of a disability?
– What work or task has the dog been trained to perform?

Misrepresenting a Service Animal is a violation of Florida Statute 413.08


ADA requires your Service Animal be harnessed, leashed, or otherwise tethered unless your disability or the work it does prevents the use of these tools. in that case, the Service Animal must be under control through other means such as voice commands or signals. If the Service Animal is out of control and you do not take effective action to control it, or if the Service Animal is not housebroken, we can require that it be removed from the premises. You are responsible for any damage caused by your service animal.


Resort Information


Dialing Instructions

Local Calls
When dialing from your unit, for local calls, dial 9 + area code + number on all phone calls.

For Emergency Calls
DIAL 9+911.

Long Distance Calls

For long distance calls, please dial 9 + 1 + area code + number.

Calling Room to Room
Calling between townhomes, dial 4-digit room number.

Voice Mail
Dial 60 when message light is flashing and follow instructions.

Fax Number at Front Desk
Charges apply for sending and receiving.

Domestic – $2.00 for the first page, $1.00 for each additional page.

International – $3.00 for the first page, $1.00 for each additional page.

Receiving – $1.25 each page.

Please see a front desk associate to send or receive faxes.


After this time, a fee may apply.
Please call the Front Desk by dialing “0” for availability and charges.


St. Luke Missionary Baptist Church
Dial 9+407-847-8348
400 E. Columbia Avenue, Kissimmee, Florida 34744

Mary Queen of the Universe
Dial 9+407-239-6600
8300 Vineland Ave, Orlando, FL 32821

Jehovah Witness
Kingdom Hall of Jehovah’s Witness
Dial 9+407-846-1660
1675 S. Hoagland Blvd., Kissimmee, Florida 34741

Congregacion Hebrea Nazarena Beth Ha’ Torah
Dial 9+1+321-284-3529
1274 S John Young Pkwy, Kissimmee, FL 34741

First United Methodist Church
Dial 9+407-847-3700
101 W. Dakin Avenue, Kissimmee, Florida 34741

Seventh-Day Adventist
Seventh-Day Adventist Church
Dial 9+407-450-8208
2391 Fortune Rd, Kissimmee, Florida 34744


US Postal service picks up mail Monday-Saturday. 
Drop off outgoing mail at the Front Desk. 

There is a $7.00 charge to receive guest packages and a $15.00 charge for up to 3 packages.

Postage can be purchased at the Front Desk.


Using your Vacation Villas at FantasyWorld Reservation to Exchange to another resort or trading for another type of vacation experience.

The first step in the exchange process is to pay your maintenance fees to your home resort and request a specific reservation from that home resort. A confirmed specific reservation is the medium of exchange with exchange providers.

The exchange provider will need the check-in date, check-out date, confirmation number, and name of your home resort to complete the deposit or exchange process. All of this information is provided in the confirmation email from your home resort. 

All other aspects of the deposit/exchange are functions of the exchange provider. 

Exchange into Vacation Villas at FantasyWorld Resort

Owners from other resorts wishing to exchange into Vacation Villas at FantasyWorld are welcome to speak to their exchange provider about availability at our resort. Commonly, Interval International and DAE Live have the most of our inventory available, but our owners may use any exchange provider of their choosing, so it is possible to find availability from other sources. 

Our resort also operates a transient rental program for other units in the community which are not part of the timeshare plan. 

Visit for information about transient rentals. 

Getting to Vacation Villas at FantasyWorld

Vacation Villas at FantasyWorld, one of the best resorts in Kissimmee Florida, is located approximately 15 minutes from the Orlando International Airport. FantasyWorld family resort in Florida are near the Disney Resort complex, Sea World, Universal Resort Orlando, the Orange County Convention Center and minutes from many world-class shopping outlet malls.

Vacation Villas at FantasyWorld
5005 Kyng’s Heath Rd.
Kissimmee, FL 34746

Directions from Orlando International Airport (MCO):

Take the south airport exit (417 South). Take 535 (exit #6) and proceed to the 2nd traffic light and turn left onto S.R. 535. Go approximately 3 miles to Kyng's Heath Rd. (traffic light) and turn right. The registration center is approximately 2 blocks on the right.

Directions from Tampa:

I-4 East to Highway 192 East (Exit 64A). Continue on 192 East for approximately 3 miles to marker 11 (Olive Garden Restaurant) on left. Turn left on Hart Ave., which runs directly into the registration center.

Directions from North Florida and Georgia:

I-75 South to Florida Turnpike South. Go to I-4 West and continue approximately 4 miles on I-4 West to SR-535 South (Lake Buena Vista – Exit 68) and turn left onto S.R. 535. Go approximately 3 miles to Kyng's Heath Rd. (traffic light) and turn right. The registration center is approximately 2 blocks on the right.

Directions from Miami:

I-Florida Turnpike North to Exit 249 (Osceola Parkway) and turn left. Continue on Osceola Parkway. After the toll booth, take the first exit (SR 535) and turn left. Go to Kyng's Heath Rd. and turn right. The registration center is approximately 2 blocks on the right.

Copyright © 2023. Vacation Villas at FantasyWorld Timeshare Owners Association Inc. All Rights Reserved.

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