Osceola County Property Records

Osceola County property records are maintained by the Property Appraiser's office in Kissimmee and are open to the public under Florida law. You can search parcel data, check assessed values, look up ownership, and request copies of documents through the office or its online search portal.

Osceola County Property Appraiser

The Osceola County Property Appraiser's office is located at 2505 E Irlo Bronson Memorial Hwy, Kissimmee, FL 34744. You can reach the office by phone at 407-742-5000. The appraiser is responsible for placing a fair, just, and equitable value on all property in the county as of January 1 each year. That value forms the base for your property tax bill.

The office maintains parcel records for every piece of real property in Osceola County. That includes single-family homes, condominiums, commercial properties, vacant land, and agricultural parcels. Each record shows the owner of record, the legal description, the assessed value, any exemptions applied, and the tax history tied to that parcel.

You can visit the office in person or use the online search tool at search.property-appraiser.org. The office website at property-appraiser.org also has forms, exemption information, and contact details for staff.

Search the Parcel Database

The Osceola County Property Appraiser's online parcel search gives you six ways to find a property record. You can search by Parcel ID, owner name, recent sales, Official Record Book and page number, interactive map, or physical address. Physical addresses are provided by the City and County Growth Management offices, so some newer addresses may not yet appear in the system.

The parcel search is free to use. No account or login is required. Results show the property owner, mailing address, assessed value, taxable value, exemptions, land size, building details, and sale history. You can also pull up an aerial or map view of the parcel directly from the search results page.

The parcel search at search.property-appraiser.org lets you look up any Osceola County parcel by owner name, ID, address, sales data, or map. Results include assessed value, exemptions, and ownership history.

The Florida Department of Revenue also maintains a statewide property tax data portal that includes Osceola County data. That portal lets you compare assessment data across counties and look up aggregate statistics.

The Florida Department of Revenue data portal at floridarevenue.com covers all 67 counties, including Osceola. You can use it to access statewide assessment summaries and county-level tax roll data.

Public Records Requests

It is the policy of the Osceola County Property Appraiser's Office to comply with Florida's public records law and Florida's retention schedule for public records. Unless exempt or confidential under state law, public records can be obtained by request. There is no required format for a request. You may ask in writing or orally.

The custodian of public records for the Osceola County Property Appraiser's Office is Gary Moschouris. You can reach him at 2505 E Irlo Bronson Memorial Hwy, Kissimmee, Florida 34744, or by phone at 407-742-5000. Requests can also be submitted through the online public records request form at property-appraiser.org/public-records-requests.

Copy fees apply for printed records. Single-sided copies cost 15 cents each. Two-sided copies cost 20 cents. If a request requires extensive staff time to compile, additional costs may apply under Florida Statute Chapter 119.

Not all records are held at the Property Appraiser's office. Recorded documents such as deeds, mortgages, and liens are filed with the Clerk of Court, not the appraiser. For those documents, you need to contact the Osceola County Clerk of Court at osceolaclerk.com or call 407-742-3500. Land surveys are also not kept by the Property Appraiser's office.

Homestead and Other Exemptions

Florida law allows homeowners to reduce their assessed value by up to $50,000 through the homestead exemption. The first $25,000 applies to all property taxes. The second $25,000 applies only to the assessed value between $50,000 and $75,000, and it does not apply to school district taxes. You must own and occupy the property as your primary residence on January 1 of the tax year to qualify.

The deadline to file for homestead exemption in Osceola County is March 1. Late applications may be accepted in limited cases, but the general rule is that March 1 is the cutoff. New buyers who miss the deadline must wait until the following year.

Additional exemptions are available for certain groups. Seniors age 65 and older may qualify for an additional exemption if their income falls below a set limit. Widows, widowers, and people with total and permanent disabilities may also qualify for extra reductions. Veterans with service-connected disabilities can get significant additional relief, and some totally disabled veterans pay no property taxes at all under Florida law.

The Save Our Homes cap limits how much your assessed value can increase each year if you have homestead exemption. The cap is 3% or the change in the Consumer Price Index, whichever is lower. This protection stays in place as long as you keep homestead on the property. If you move, you may be able to transfer some of that accumulated benefit to a new home through portability.

Deeds and Recorded Documents

Deeds and other recorded documents in Osceola County are filed with the Osceola County Clerk of Court. The Clerk records instruments such as warranty deeds, quitclaim deeds, mortgages, satisfactions, liens, and other documents affecting real property title. The Property Appraiser's office uses those recorded instruments to update ownership records, but the actual documents live at the Clerk's office.

Under Florida Statute Chapter 28, the Clerk of Court is responsible for recording and maintaining official records. You can search Osceola County official records at osceolaclerk.com or visit their office in person. The Clerk's office is separate from the Property Appraiser and has its own fees and procedures for copies.

When a property sells or a deed is recorded, the Property Appraiser updates ownership in the parcel database based on that recorded instrument. The notary date on the deed is used as the transaction date of record. New ownership can take several weeks to appear in the online search after the deed is recorded.

Property Tax and Assessment Process

Each year the Property Appraiser values all real property in Osceola County as of January 1. The office must physically inspect properties at least once every five years, using on-site visits or aerial photography as required by Florida law. Between inspections, the office uses sales data, building permits, and market analysis to keep values current.

Once values are set, the Tax Collector sends out TRIM notices (Truth in Millage) in August. These notices show your proposed assessed value, any exemptions, and the estimated tax based on proposed millage rates. If you disagree with your assessed value, you have the right to contact the Property Appraiser's office for an informal review. You can also file a petition with the Value Adjustment Board before the deadline shown on your TRIM notice.

Florida law governs this entire process. Chapter 192 covers general property tax rules and definitions. Chapter 193 sets out assessment procedures the appraiser must follow. Together, these statutes establish the framework for how property is valued and taxed across all 67 Florida counties, including Osceola.

Cities in Osceola County

Kissimmee is the county seat and the largest city in Osceola County. It is the only city in Osceola County with a population over 100,000, so it is the only city with its own property records page here. St. Cloud and other municipalities in the county are served by the same Property Appraiser's office and the same parcel database, but they do not have separate pages.

Nearby Counties

Osceola County borders several other Florida counties, each with its own property appraiser and parcel search.