At a glance
| 2025 millage, City of Kissimmee (code 200) | 17.4114 |
|---|---|
| 2025 millage, City of St. Cloud (code 100) | 17.8989 |
| 2025 millage, unincorporated (code 300) | 13.8543 |
| 2025 school millage | 5.3060 |
| Homestead deadline | March 1 |
| Where to file | Osceola County Property Appraiser, 2505 E. Irlo Bronson Memorial Hwy, Kissimmee |
Osceola County property tax rates by city and district
Your rate depends on the mill code printed on the parcel record. Osceola has only two cities, Kissimmee and St. Cloud, so most of the county is unincorporated, and unincorporated parcels are split into dozens of small districts that add a municipal service taxing unit (MSTU) for things like streetlights or road upkeep. The figures below are from the Osceola County Property Appraiser's 2025 final millage rates.
2025 rates for the main districts
| Mill code and district | County | EMS | School | City or MSTU | Water district | Total 2025 |
|---|---|---|---|---|---|---|
| 200 Kissimmee | 7.2500 | none | 5.3060 | 4.6253 | 0.2301 | 17.4114 |
| 100 St. Cloud | 7.2500 | none | 5.3060 | 5.1128 | 0.2301 | 17.8989 |
| 300 Osceola County (unincorporated) | 7.2500 | 1.0682 | 5.3060 | 0.0000 | 0.2301 | 13.8543 |
| 314 St. Johns River WMD area | 7.2500 | 1.0682 | 5.3060 | 0.0000 | 0.1793 | 13.8035 |
| 315 Central Florida Tourism Oversight District | 7.2500 | none | 5.3060 | 12.4236 | 0.2301 | 25.2097 |
Why city parcels skip the EMS levy
Unincorporated parcels pay a 1.0682-mill county EMS levy that city parcels do not, because Kissimmee and St. Cloud tax for their own services through the city rate. Even so, a city address costs more in total: Kissimmee's 4.6253 city rate is far larger than the EMS levy it replaces.
What makes up the county and school rates
The 7.2500-mill county rate is 6.7000 for the general fund, 0.3000 for the library district and 0.2500 for the Save Osceola program. The 5.3060 school total is the state-required local effort of 3.0580, a discretionary 0.7480 and 1.5000 for capital outlay. The water district share of 0.2301 goes to the South Florida Water Management District in most of the county, while a small area under the St. Johns River district pays 0.1793 instead.
Unincorporated MSTU districts
The MSTU layer ranges widely. In 2025 it added 0.1450 mills in Bellalago (total 13.9993), 0.3250 in Remington (14.1793), 0.5155 in Kissimmee Isles (14.3698), 2.4466 in St James's Park (16.3009) and 4.3355 in Indian Ridge (18.1898). Search the parcel on the property appraiser's site to see its mill code before you estimate a bill.
Kissimmee and St. Cloud totals, 2021 to 2025
| Tax year | Kissimmee (200) | St. Cloud (100) | Unincorporated (300) |
|---|---|---|---|
| 2021 | 17.9421 | 18.4296 | 14.3850 |
| 2022 | 17.5340 | 18.0215 | 13.9769 |
| 2023 | 17.5220 | 18.0095 | 13.9649 |
| 2024 | 17.3610 | 17.8485 | 13.8039 |
| 2025 | 17.4114 | 17.8989 | 13.8543 |
Both cities held their own rates flat over those five years, at 4.6253 in Kissimmee and 5.1128 in St. Cloud. The fall to 2024 came from the school levy, which dropped from 5.8970 in 2021 to 5.3430 in 2024. The small rise in 2025 came from the county: its total went from 7.1626 to 7.2500 as the Save Osceola levy moved from 0.1626 (operating plus debt) to 0.2500.
Worked example: tax on a typical Kissimmee home
This example takes Zillow's typical home value for Kissimmee in August 2026, $355,971, and the 2025 Kissimmee rate of 17.4114 mills. It assumes the assessed value equals that figure. In practice the property appraiser sets value as of January 1, and it often differs from a sale price. Tax is taxable value times millage divided by 1,000, and the school and non-school parts are worked out separately because the second homestead exemption does not reduce school taxes. The 2025 exemption was $50,722 on non-school levies ($25,000 plus an indexed $25,722).
The math, line by line
| Line | With homestead | Without homestead |
|---|---|---|
| Assessed value | $355,971 | $355,971 |
| School taxable value | $355,971 minus $25,000 = $330,971 | $355,971 |
| School tax at 5.3060 | $1,756 | Included below |
| Non-school taxable value | $355,971 minus $50,722 = $305,249 | $355,971 |
| Non-school tax at 12.1054 | $3,695 | Included below |
| Estimated ad valorem tax | $5,451 | $6,198 (all 17.4114 mills) |
| Paid in November (4% discount) | $5,233 | $5,950 |
The same home outside city limits
Using Zillow's August 2026 typical value for Osceola County as a whole, $359,490, and the 13.8543-mill unincorporated rate, the homesteaded estimate is about $4,414 (school $1,775 plus non-school $2,639) and the non-homestead figure about $4,980. That gap is why the mill code matters as much as the price when you compare homes in Kissimmee with homes in Poinciana, Harmony or the county's other unincorporated areas.
What the estimate leaves out
On these assumptions homestead saves about $747 a year on the Kissimmee home. The figures skip non-ad valorem charges such as CDD debt and maintenance assessments, fire or solid waste fees, which are billed per parcel. For 2026 the second exemption rises to $26,411, taking the total to $51,411, so a 2026 bill at the same rates would be a few dollars lower. Rates for 2026 were proposed on the August TRIM notice and are set in September.
Osceola County exemptions
The rules below are from the Osceola County Property Appraiser's exemption pages. The statewide background is in our Florida homestead exemption guide. You can file online or in person, and the office takes applications all year, but anything filed after March 1 counts toward the following year.
Homestead exemption
For 2026 the appraiser lists the exemption as up to $51,411 ($25,000 plus $26,411). You must own the home and make it your permanent residence as of January 1, and your proof of residency must be dated before that January 1. If you move, the old exemption stays on the old home for the rest of that year, and you file again for the new one.
Senior exemption for low-income owners 65 and over
Each government decides whether to grant this and how much. In Osceola, the county gives $25,000 and the City of Kissimmee gives $25,000, while the City of St. Cloud gives $8,000. The 2026 household income limit is $38,686. You need an existing homestead, at least one owner aged 65 by January 1, form DR-501SC by March 1, and income proof by June 1. On 2025 rates the county and Kissimmee amounts together save roughly $297 a year ($181 on the county levy and $116 on the city levy).
Long-term resident senior exemption
The appraiser also lists the version for owners who have held the home for at least 25 years, where the just value does not exceed $250,000 and the same $38,686 income limit applies. Ask the office which taxing authorities in your district have adopted it before you count on it.
Disability and veteran exemptions
A $5,000 disability exemption needs form DR-416 from a licensed physician or a Social Security award letter. Owners who are totally and permanently disabled can be fully exempt, subject to a 2026 income limit of $37,712 for some categories. Veterans with a service-connected disability of 10% or more get $5,000, veterans who are totally and permanently disabled from service can be fully exempt, and combat-wounded veterans 65 and over can get a percentage discount.
Widow, widower and granny flat exemptions
A surviving spouse who has not remarried can claim the widow or widower exemption with a death certificate. The granny flat exemption can take up to 20% off a homestead's value for permitted living quarters built after January 7, 2003 for a parent or grandparent aged 62 or over. Both are due by March 1.
Save Our Homes and portability in Osceola
Once a home is homesteaded, its assessed value can rise each year by no more than 3% or the change in the consumer price index, whichever is lower. The Department of Revenue set that cap at 2.7% for 2026 and 2.9% for 2025. The appraiser's office notes that a homestead sold during the year is raised to full market value for the new owner, so do not budget from the seller's bill.
If you are leaving another Florida homestead, you can carry its built-up Save Our Homes difference to the new home with form DR-501T, filed by March 1. The appraiser's rule is that you must have held a homestead within the prior three years.
Paying Osceola County property taxes
The Osceola County Tax Collector mails bills on or before November 1. The discount is 4% in November, 3% in December, 2% in January and 1% in February, and the full amount is due by March 31. Unpaid real estate taxes become delinquent on April 1, when a 3% charge is added, and tax certificates are sold online by June 1.
Offices and online payment
You can pay online by Mastercard, Visa, Discover or American Express, or in person at four offices, open 8 a.m. to 4 p.m. on weekdays: the main office at 2501 E. Irlo Bronson Memorial Hwy, Kissimmee; BVL at 2595 Simpson Road, Kissimmee; St. Cloud at 1300 9th Street, Suite 101B; and Campbell City at 4730 South Orange Blossom Trail, Kissimmee. The phone number for all four is 407-742-4000, and appointments can be booked online.
The quarterly installment plan
Florida law lets you prepay in four installments if your taxes are estimated at more than $100. You apply to the tax collector by April 30. The installments are due June 30 (6% discount), September 30 (4.5%), December 31 (3%) and March 31 (no discount). It spreads the cost for owners without an escrow account.
Charges that are not in the millage
Much of Osceola's growth since 2000 has been in planned communities, and many of them carry a community development district. A CDD bills its debt and maintenance assessments on the property tax bill as flat charges, so two homes with the same value can have very different bills.
How large flat charges are county-wide
The Department of Revenue's 2025-26 report puts Osceola County government's own non-ad valorem assessments at about $103.3 million, mostly fire ($61.6 million) and solid waste ($34.4 million). CDD assessments are levied by each district and come on top.
Examples from local CDDs
Budgets posted by districts show how it works. The Poinciana Community Development District, which covers part of Solivita on the Polk County side of the line, set a gross operating assessment of $244.74 per unit and a gross debt assessment of $374 per residential unit for fiscal 2027. Celebration's two districts split services: the Celebration CDD handles streetlights, waterways, mosquito control and common areas, while the Enterprise CDD runs water, sewer and reclaimed water. See our Florida CDD fees guide for how debt assessments and payoffs work.
How to check a parcel before you buy
Open the most recent bill on the tax collector's site and read each non-ad valorem line, which names the levying body and amount. Ask the CDD for the remaining debt on the lot and whether it can be prepaid. In Kissimmee's newer communities, and in the county's resort areas, that figure can matter as much as the millage.
Appealing an Osceola County value
Start with an informal review by the property appraiser, who explains on the TRIM notice how the value was set. If that fails, petition the value adjustment board through the Osceola County Clerk. For 2026, TRIM notices were mailed on August 14 and the petition deadline was September 8, 25 days later, and petitions had to be in by 5 p.m. The fee is $50 per petition. Most petitions can be filed online, but contiguous parcels, joint petitions and tax abatement requests must be filed on paper. Hearings before special magistrates run from October 2026 to January 2027 and are held in person, with telephone hearings on request.
What to bring
Recent sales of similar homes in the same subdivision, an appraisal dated near January 1, and photos or repair estimates for any condition problems. After Hurricane Ian in 2022, more than 1,700 homes in the county flooded, according to FOX 35's report on the county's flood study, so condition evidence can matter in low-lying areas near Shingle Creek and Lake Tohopekaliga.
Legislation and the 2026 ballot in Osceola
Amendment 3 is on the November 3, 2026 ballot and needs 60% to pass. The property appraiser's summary says it would raise the non-school homestead exemption to up to $150,000 from January 1, 2027 and up to $250,000 from 2028, keep $25,000 on school taxes, add inflation indexing from 2029, and cut the yearly cap on non-homestead properties from 10% to 5%. People who become Florida residents after January 1, 2027 would start at $50,000 and move to the larger amount after four years.
For a Kissimmee homesteader, the extra $99,278 of exemption in 2027 (from $50,722 to $150,000) at the 2025 non-school rate of 12.1054 would be worth about $1,202 a year before any rate changes. The appraiser stresses that real savings cannot be known until the Legislature passes implementing laws and local governments set their rates. The statewide picture is in our Florida property tax guide.
Osceola County tax data: values and bills
Median property tax paid in Osceola County
The Census Bureau's 2024 American Community Survey puts median real estate taxes paid by Osceola homeowners at $3,082 a year: $3,327 for homes with a mortgage and $2,428 without. The median owner-occupied value was $396,000. The median is lower than our worked example because many owners have held their homes for years under the Save Our Homes cap.
How taxable value has changed
Department of Revenue data puts Osceola's total taxable value at $57.6 billion for 2025, up 9.9% from $52.4 billion in 2024 and up from $34.1 billion in 2021. Taxable value has grown faster than home prices recently because new construction keeps adding parcels to the roll. Zillow's typical value for the county was $359,490 in August 2026, down 3.2% over the year.
For how these taxes fit the wider budget, see the Kissimmee local agent guide and the Kissimmee housing market page.
Common questions
What is the property tax rate in Osceola County, Florida?+
For 2025 the total was 17.4114 mills in the City of Kissimmee, 17.8989 in St. Cloud and 13.8543 in the main unincorporated district (code 300). A mill is $1 per $1,000 of taxable value, so Kissimmee works out to about $1,741 per $100,000 before exemptions. Unincorporated districts with an extra MSTU run higher, such as Indian Ridge at 18.1898.
How much is property tax on a $400,000 house in Osceola County?+
At the 2025 Kissimmee rate, a $400,000 assessed value with homestead would come to about $6,218: roughly $1,990 in school tax on $375,000 plus $4,228 in other taxes on $349,278. Without homestead it would be about $6,965. In unincorporated code 300 the homesteaded figure drops to about $4,976. CDD and other flat charges are extra.
Do seniors over 65 pay property taxes in Osceola County?+
Yes, but low-income seniors can reduce the bill. With a homestead and 2026 household income of $38,686 or less, an owner 65 or older can get $25,000 off the county levy and, inside Kissimmee, another $25,000 off the city levy. St. Cloud gives $8,000. Apply with form DR-501SC by March 1 and send income proof by June 1.
When is the Osceola County homestead exemption deadline?+
March 1. The Osceola County Property Appraiser accepts applications all year, online or in person, but missing March 1 waives the exemption for that tax year. You must own and live in the home as your permanent residence on January 1, with residency documents dated before that date. Portability (form DR-501T) has the same deadline.
How do I look up my property taxes in Osceola County?+
Search your parcel on the Osceola County Property Appraiser's site to see its value, exemptions and mill code, and use its tax estimator for a rough figure. Current and past bills, including CDD and other non-ad valorem charges, are on the Osceola County Tax Collector's online payment site. Call the tax collector at 407-742-4000 if a bill looks wrong.
When are Osceola County property taxes due?+
Bills go out by November 1 and the gross amount is due by March 31. Paying early earns 4% off in November, 3% in December, 2% in January and 1% in February. Taxes become delinquent on April 1 with a 3% charge added. You can also apply by April 30 to pay in four quarterly installments starting June 30.
Sources
- Osceola County Property Appraiser: 2025 Final Millage Rates
- Osceola County Property Appraiser: 2024 Final Millage Rates
- Osceola County Property Appraiser: 2023 Final Millage Rates
- Osceola County Property Appraiser: 2022 Final Millage Rates
- Osceola County Property Appraiser: 2021 Final Millage Rates
- Osceola County Property Appraiser: All exemptions
- Osceola County Property Appraiser: Frequently asked questions
- Osceola County Property Appraiser: FAQ, tax amendment
- Osceola County Tax Collector: Real estate taxes
- Osceola County Tax Collector: Offices
- Osceola County Tax Collector: Online payments
- Osceola County Clerk: Value Adjustment Board
- Florida Statutes: section 197.222, prepayment by installments
- Florida Department of Revenue: Additional Homestead Exemption Adjustment (revised January 2026)
- Florida Department of Revenue: Save Our Homes annual increase table (revised January 2026)
- Florida Department of Revenue: 2025 taxable value by county (data book)
- Florida Department of Revenue: 2021 taxable value by county (data book)
- Florida Department of Revenue: Non-ad valorem assessments by county, FY 2025-26
- Poinciana Community Development District: FY2027 adopted budget
- Celebration Community Development District
- Census Reporter: Median real estate taxes paid (B25103), Osceola County, ACS 2024 1-year
- Census Reporter: Median value (B25077), Osceola County, ACS 2024 1-year
- FOX 35 Orlando: Osceola County approves study assessing flood-prone communities in Kissimmee
- Zillow Research: housing data (ZHVI), August 2026