Osceola County Property Records
What Is Osceola County Property Records
Property records in Osceola County, Florida constitute the official documentation of real estate ownership, transactions, and characteristics within county boundaries. These records are maintained by several county offices working in coordination to provide comprehensive property information to the public. Property records serve as the authoritative source for determining ownership rights, tax obligations, and property characteristics.
The primary custodians of property records in Osceola County include:
Osceola County Property Appraiser
2505 E. Irlo Bronson Memorial Highway
Kissimmee, FL 34744
407-742-5000
Osceola County Property Appraiser
Osceola County Tax Collector
2501 E. Irlo Bronson Memorial Highway
Kissimmee, FL 34744
407-742-4000
Osceola County Tax Collector
Osceola County Clerk of the Circuit Court
2 Courthouse Square, Suite 2000
Kissimmee, FL 34741
407-742-3500
Osceola County Clerk of the Circuit Court
Pursuant to Florida Statutes Chapter 119, these records document the history of property ownership, valuation, taxation, and legal encumbrances. The records typically include deeds, mortgages, liens, plat maps, property tax information, and assessment data. Property records serve multiple governmental functions including taxation, land use planning, and the protection of property rights as established under Florida law.
Are Property Records Public Information In Osceola County?
Property records in Osceola County are public information and accessible to all citizens in accordance with Florida's Public Records Law (Chapter 119, Florida Statutes). This statute, commonly known as the "Sunshine Law," establishes that all records made or received by any public agency in the course of its official business are available for public inspection, unless specifically exempted by law.
The Florida Constitution, Article I, § 24, further reinforces this right of access by declaring that "every person has the right to inspect or copy any public record made or received in connection with the official business of any public body, officer, or employee of the state, or persons acting on their behalf."
Members of the public may access Osceola County property records through:
- In-person visits to the appropriate county offices during regular business hours
- Online portals maintained by the Property Appraiser, Tax Collector, and Clerk of Court
- Written requests submitted to the custodian of the specific records sought
While most property record information is publicly available, certain personal information may be redacted pursuant to § 119.071, Florida Statutes, which provides exemptions for:
- Social Security numbers
- Bank account numbers
- Personal information of certain protected classes (e.g., law enforcement officers, judges)
- Information related to ongoing investigations
The custodial agencies charge nominal fees for copies of records as permitted under § 119.07(4), Florida Statutes. These fees are designed to recover the actual cost of duplication rather than to generate revenue.
How To Search Property Records in Osceola County in 2025
Searching property records in Osceola County requires identifying the appropriate agency based on the specific information sought. The county has implemented several methods to facilitate public access to these records in 2025, with enhanced digital services complementing traditional in-person options.
To conduct a comprehensive property records search, members of the public should:
- Determine the specific property information needed (ownership, valuation, taxes, or recorded documents)
- Identify the appropriate county office that maintains those records
- Gather necessary search parameters (property address, owner name, parcel ID, or legal description)
- Utilize the appropriate search method based on the complexity of the search
The Osceola County Property Appraiser maintains the Property Search database with information on:
- Current property ownership
- Property characteristics and improvements
- Land and building values
- Exemption status
- Sales history
For tax payment records, the Osceola County Tax Collector provides access to:
- Current and delinquent tax information
- Payment history
- Tax certificates
- Special assessments
The Osceola County Clerk of the Circuit Court maintains the Official Records database containing:
- Deeds and property transfers
- Mortgages and satisfactions
- Liens and judgments
- Plats and surveys
- Easements and restrictions
For complex searches involving multiple record types, members of the public may benefit from visiting the county offices in person. Staff members are available during regular business hours to provide assistance with navigating the various record systems pursuant to Florida Administrative Code Rule 1B-24.003(1)(b), which requires agencies to provide reasonable assistance in accessing public records.
How To Find Property Records in Osceola County Online?
Osceola County provides comprehensive online access to property records through several agency-specific web portals. These digital resources allow members of the public to retrieve property information remotely, in accordance with Florida's commitment to government transparency and accessibility.
The primary online resources for property records include:
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The Osceola County Property Appraiser's website offers:
- Property search by address, owner name, or parcel ID
- Interactive GIS mapping
- Property assessment data
- Tax roll information
- Homestead exemption status
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The Osceola County Tax Collector's online portal provides:
- Current tax bill information
- Payment history and options
- Delinquent tax searches
- Tax certificate information
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The Osceola County Clerk of Court's Official Records Search allows users to:
- Search recorded documents by name, date, or document type
- View and print document images
- Access court records related to property matters
- Research property title history
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The Osceola County Government website serves as a central hub with links to all property-related services and departments.
To effectively utilize these online resources, users should:
- Enable cookies and JavaScript in their web browsers
- Have the property address, owner name, or parcel ID number available
- Be aware that some searches may require registration or the creation of a user account
- Note that certain document types may require payment of statutory fees for copies
Pursuant to § 668.50, Florida Statutes (Uniform Electronic Transaction Act), electronic records and signatures relating to property transactions have the same legal effect as traditional paper documents, ensuring the validity of online property record searches.
Can You Look Up Osceola County Property Records for Free?
Osceola County provides free access to basic property record information in compliance with Florida's Public Records Law. The Florida Department of Revenue, which oversees property tax administration through its Property Tax Oversight Program, supports this accessibility through statewide guidelines.
Free property record services in Osceola County include:
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Basic property searches through the Property Appraiser's website, including:
- Property ownership information
- Assessment values
- Tax exemption status
- Physical characteristics
- Sales history
-
Limited tax information through the Tax Collector's online portal:
- Current tax amounts
- Payment status
- General tax history
-
Index searches through the Clerk of Court's records system:
- Document type identification
- Recording dates
- Party names
- Document numbers
While basic searches are provided at no cost, fees may apply for:
- Certified copies of documents (typically $1.00 per page plus a $2.00 certification fee)
- Extensive document reproduction exceeding 25 pages ($0.15 per one-sided copy)
- Special service requests requiring extensive use of information technology resources or clerical assistance
These fees are established pursuant to § 119.07(4), Florida Statutes, which authorizes agencies to charge the actual cost of duplication for public records. Additionally, § 28.24, Florida Statutes, specifically outlines the fee schedule for services provided by the Clerk of Courts.
Members of the public seeking to avoid fees are encouraged to utilize the free online search tools and view documents electronically rather than requesting physical copies.
What's Included in a Osceola County Property Record?
Osceola County property records comprise a comprehensive collection of documents and data points that collectively establish the legal status, physical characteristics, and fiscal obligations associated with real property. These records are maintained across multiple county departments in accordance with Florida Statutes Chapter 193 (Assessments) and Chapter 695 (Record of Conveyances of Real Estate).
A complete property record typically includes:
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Ownership Information
- Current and historical property owners
- Deed type and recording information
- Date of acquisition
- Purchase price or consideration
-
Property Identification
- Parcel identification number
- Legal description
- Property address
- Subdivision and lot information
- Section, township, and range coordinates
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Physical Characteristics
- Land area and dimensions
- Building size and specifications
- Construction details and year built
- Number of rooms, bedrooms, and bathrooms
- Special features and improvements
-
Valuation Data
- Just (market) value
- Assessed value
- Taxable value
- Annual value changes
- Comparable sales used in valuation
-
Tax Information
- Current and historical tax rates
- Exemptions applied (homestead, senior, disability, etc.)
- Special assessments
- Tax payment history
- Tax certificate status, if applicable
-
Recorded Documents
- Warranty, quitclaim, and special warranty deeds
- Mortgages and satisfactions
- Liens and releases
- Easements and restrictions
- Plats and surveys
The Florida Department of Revenue provides oversight and standardization guidelines for property records maintained by county officials throughout the state, ensuring consistency in record-keeping practices.
How Long Does Osceola County Keep Property Records?
Osceola County maintains property records in perpetuity in accordance with Florida's records retention requirements. The preservation of these records is governed by multiple statutory provisions and administrative rules that establish minimum retention periods for various document types.
The Florida Department of State, Division of Library and Information Services, through its Records Management Program, establishes retention schedules that county agencies must follow. For property records, the applicable retention schedules include:
- GS1-SL Item #422 requires permanent retention of "records documenting the ownership of real property"
- GS11 Item #105 mandates permanent retention of property record cards
- GS3 Item #91 requires permanent retention of official recorded documents
The Osceola County Clerk of the Circuit Court, as the county's official record keeper pursuant to Article VIII, § 1(d) of the Florida Constitution, maintains:
- All officially recorded property documents dating back to the county's establishment in 1887
- Historical indexes that have been digitized for preservation and accessibility
- Microfilm backups of older records for disaster recovery purposes
The Osceola County Property Appraiser maintains:
- Property assessment records dating back to the 1960s in digital format
- Historical tax rolls as required by § 193.122, Florida Statutes
- Field cards and property sketches from previous decades
The Osceola County Tax Collector preserves:
- Tax payment records for a minimum of five fiscal years
- Tax certificate records for permanent retention
- Delinquent tax information as required by § 197.332, Florida Statutes
While the county maintains these records indefinitely, the accessibility format may vary based on the age of the records. Older records may be available only on microfilm or in physical format, requiring in-person visits to the appropriate county office for retrieval.
How To Find Liens on Property In Osceola County?
Liens on property in Osceola County are public records that can be researched through established channels. These encumbrances represent legal claims against property that must be satisfied before title can be transferred clear of such claims. Pursuant to Florida Statutes § 55.10 and § 713.08, liens must be properly recorded to be enforceable against subsequent purchasers.
To conduct a comprehensive lien search in Osceola County, interested parties should:
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Search the Official Records maintained by the Osceola County Clerk of the Circuit Court:
- Access the online Official Records Search portal
- Search by property owner name or property address
- Filter results by document types such as "Lien," "Judgment," "Notice of Commencement," or "Lis Pendens"
- Review documents for validity and current status
-
Check for tax liens through the Osceola County Tax Collector:
- Search by property address or parcel ID
- Review current and delinquent tax information
- Check for outstanding tax certificates sold to third parties
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Verify code enforcement liens with Osceola County Code Enforcement:
- Contact the Code Enforcement Division at 407-742-0200
- Provide the property address for verification
- Request information on any outstanding violations or liens
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Research utility liens with the appropriate municipality:
- City of Kissimmee Utility Authority: 1701 W. Carroll Street, Kissimmee, FL 34741
- City of St. Cloud Utilities: 1300 9th Street, St. Cloud, FL 34769
- Toho Water Authority: 951 Martin Luther King Blvd., Kissimmee, FL 34741
-
Check for federal tax liens:
- These are recorded with the Clerk of Court but may require a separate search
- Search by the property owner's name rather than property address
For the most comprehensive results, a professional title search may be advisable, particularly for real estate transactions. Title companies have expertise in identifying all potential encumbrances that might affect property ownership rights.
What Is Property Owner Rule In Osceola County?
The Property Owner Rule in Osceola County refers to the legal framework governing property ownership rights and responsibilities as established by Florida statutes and local ordinances. This rule encompasses multiple aspects of property ownership, including taxation, exemptions, and disclosure requirements.
Central to the Property Owner Rule is the homestead exemption provision outlined in Article VII, § 6 of the Florida Constitution and implemented through § 196.031, Florida Statutes. Under this provision:
- Property owners who maintain permanent residence on their property may qualify for a homestead exemption of up to $50,000 on assessed value
- The exemption must be applied for by March 1 of the tax year through the Osceola County Property Appraiser's Office
- Once granted, the exemption automatically renews annually unless circumstances change
- The exemption provides both tax benefits and creditor protection
Additional components of the Property Owner Rule include:
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Save Our Homes Assessment Limitation (§ 193.155, Florida Statutes):
- Limits annual increases in assessed value of homesteaded properties to 3% or the Consumer Price Index, whichever is lower
- Provides predictability in property tax obligations
- Creates potential for significant difference between market value and assessed value over time
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Disclosure Requirements (§ 689.25, Florida Statutes):
- Property owners must disclose known defects when selling property
- Failure to disclose material facts may result in legal liability
- Specific disclosures are required for properties in flood zones or with sinkhole history
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Property Tax Payment Obligations (§ 197.122, Florida Statutes):
- Property taxes become due on November 1 each year
- Discounts are available for early payment
- Taxes become delinquent if not paid by April 1 of the following year
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Portability Provisions (§ 193.155(8), Florida Statutes):
- Allows homestead exemption benefits to be transferred to a new homestead property
- Must be applied for within established timeframes
- Subject to maximum transfer amounts based on property values
The Florida Department of Revenue provides oversight and guidance on the implementation of these provisions, ensuring consistent application throughout Osceola County and the state.
Lookup Property Records in Osceola County
Osceola County Official Website
Property Appraiser Records Search
Tax Collector Property Information
Clerk of Court Official Records