At a glance
| County | Osceola County, Florida (one of its two cities, with Kissimmee) |
|---|---|
| Population | 74,960 (Census estimate, July 2025), up from 59,090 in 2020 |
| City millage (2025) | 17.8989 mills, vs 13.8543 base in unincorporated Osceola |
| Electric in city limits | OUC operates the city's electric system; the city bills water and solid waste |
| Schools | School District of Osceola County (zoning by address) |
| Single-family permits, Osceola 2025 | 5,085 (Census Building Permits Survey) |
St. Cloud home prices and market speed
The typical St. Cloud home is worth about $389,700, down 3.3% on a year ago. Across the Orlando metro, for-sale inventory is 4.2% lower than a year earlier. Prices are flat to slightly down and most homes sell below list price, so buyers have room to negotiate. Sellers do best pricing from recent closed sales rather than from older list prices.
| ZIP code | Typical home value | 12-month change |
|---|---|---|
| 34771 | $431,600 | −4.0% |
| 34772 | $393,700 | −3.2% |
| 34773 | $379,800 | −2.1% |
| 34769 | $313,700 | −2.5% |
Sources: Zillow Home Value Index (typical home value, all homes, August 2026); Zillow metro market data (days to pending, inventory and price cuts, August 2026; sale-to-list ratio, July 2026). Metro figures cover the wider region, not the city alone.
What a St. Cloud agent helps you decide
Most St. Cloud searches turn up Minnesota agents first, so start by making sure anyone you talk to actually works Osceola County, Florida. Then use them for the decisions below, which are where local knowledge changes the numbers.
City lot or county lot
Osceola has only two incorporated cities, Kissimmee and St. Cloud, so a large share of homes with a St. Cloud mailing address sit in unincorporated Osceola County. That changes the tax rate, the electric provider and who issues permits. An agent should pull the mill code from the property appraiser record for every home you shortlist, not assume from the address.
New build or resale
Osceola permitted 5,085 single-family homes in 2025, more than Orange County's 4,221, according to the Census Building Permits Survey. Many of those are around St. Cloud, so resale sellers compete with builders offering incentives. Our St. Cloud new construction guide lists builders with verified starting prices and the CDD questions to ask.
How to price while values fall
Zillow's typical value is down 3.3% over the year and up 16.9% over five years. Asking prices set in 2022, when the August typical value peaked at $422,427, are the ones that sit. A good agent prices from recent closed sales on your street, not from the peak.
Buying a home in St. Cloud: the checks that matter
Get pre-approved at today's rate
At Freddie Mac's 7.03% 30-year average (week of September 24, 2026), principal and interest on Zillow's $389,676 typical St. Cloud value comes to about $2,340 a month with 10% down, or $2,080 with 20% down. Tax, insurance and any CDD or HOA charges come on top.
Find the mill code before you offer
For 2025 the City of St. Cloud total was 17.8989 mills and the unincorporated Osceola base was 13.8543, with some county districts adding a municipal service levy. On a homesteaded $389,676 home that gap is roughly $1,370 a year. The Osceola County property tax guide explains the codes.
Read the CDD disclosure
Florida law (s. 190.048) requires the first sale contract in a community development district to carry a bold notice that the district may levy assessments. On a resale, look at the last tax bill: the CDD line is separate from ad valorem tax and often includes debt that runs for years.
Check flood history, not just the map
The National Hurricane Center's Hurricane Ian report says 10 to 20 inches of rain caused major flooding along Shingle Creek and other waterways in Osceola County in 2022 and estimates about 4,100 damaged structures in the county. Look up the zone on FEMA's map, then ask the seller about past claims.
File for homestead
If the home is your primary residence, file by March 1 after you close. The City of St. Cloud gives an $8,000 additional exemption for qualifying low-income seniors, against $25,000 from the county, so the city layer is smaller than Kissimmee's. See the homestead exemption guide.
Selling a home in St. Cloud
Price against the builder down the road
Your buyer will usually tour a model home too. Highland Homes listed The Crossings in 34771 from $395,900 in September 2026, close to Zillow's typical St. Cloud value. Point out what a resale gives that a new build may not: no wait, established landscaping, and in some cases no CDD debt.
Expect about 70 days
Across the Orlando metro, Zillow shows listings taking about 70 days on average to go pending in August 2026, and about 28% of listings had a price cut. Sale prices averaged about 97.3% of list in July. Build that timeline into your move.
Prepare the flood and property disclosures
Florida requires sellers to disclose known facts that materially affect value, and a separate flood disclosure covering past flood claims and federal flood aid. Gather insurance claim records and any repair permits before you list. The seller disclosure guide lists what to include.
Know your net
Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller, so $2,730 on a $390,000 sale. Add title charges, any agent compensation you agree to and prorated taxes.
St. Cloud areas at a glance
Zillow tracks four St. Cloud ZIP codes; the table above shows each one's typical value. The spread is wide: 34769 had the lowest typical value at $313,746 and 34771 the highest at $431,565 in August 2026. Confirm which ZIP and which jurisdiction any address falls in with USPS and the property appraiser.
The older city on East Lake Toho
The original city sits along East Lake Tohopekaliga. A home inside city limits carries the 17.8989 city millage and OUC-run electric service, so confirm the jurisdiction even for older streets near the lake. Resale homes vary widely in age, so a four-point inspection matters for insurance.
The Narcoossee Road corridor (34771)
This is where much of the new building is. Highland Homes places The Crossings off Jones Road near Narcoossee Road, and Ashton Woods lists Tyson Reserve and Weslyn Park with 34771 addresses. Many parcels here are unincorporated, so check the mill code and CDD on each one.
Sunbridge and the county line
Tavistock's Sunbridge master plan, including Del Webb Sunbridge (a gated 55+ community), is marketed from St. Cloud but extends into Orange County. That affects the tax bill, the school district and the permitting office, so confirm the county on the appraiser record.
Comparing St. Cloud with nearby cities
Zillow's typical value was $371,120 in Orlando, $394,175 in Apopka, $464,563 in Winter Park and $505,623 in Oviedo. Next door, Kissimmee is the county's other city.
Local property checks in St. Cloud
Flood and drainage
St. Cloud is inland, so storm surge is not the concern; heavy rain and lake and creek levels are. FOX 35 reported more than 1,700 Osceola homes flooded after Ian, and the county has funded a $3 million study with the Army Corps of Engineers. See Florida flood zones explained.
Insurance
Get homeowners and, if needed, flood quotes during your inspection period. Newer homes built to current code with a wind mitigation report usually quote better; My Safe Florida Home offers free wind mitigation inspections to eligible owners.
HOA and CDD charges
Ask for the HOA budget and the CDD's current assessment for the specific lot. Highland Homes, for example, lists a $115 yearly HOA at The Crossings and says the community has a CDD without giving the amount, so ask the district.
Utilities
Inside city limits, OUC operates the electric system, and the City of St. Cloud bills water, wastewater, reclaimed water, stormwater and solid waste, so expect two monthly bills. Outside the city, the providers differ by address; confirm them before closing.
How to choose a St. Cloud, FL real estate agent
We do not rank agents or name a best realtor. We can introduce you to a local agent who works St. Cloud and the rest of Osceola County; you decide whether they suit you.
Questions to ask before you sign
How many St. Cloud sales did you close in the last year, and how many were new builds? How do you check whether a parcel is in city limits? How do you handle builder contracts and CDD disclosures? What happened to prices on the last three homes you listed?
How commission works after 2024
Since the NAR settlement took effect in August 2024, buyers sign a written agreement with their agent before touring, and offers of buyer-agent compensation are no longer shown on the MLS. Everything is negotiable. Our Florida real estate commission guide explains the options.
Check the license
Look up any agent or builder on the Florida DBPR license search before you sign.
St. Cloud market questions answered
Are home prices dropping in St. Cloud, Florida?
Yes, modestly. Zillow's typical value fell 3.3% from August 2025 to August 2026, a bigger drop than Orlando's 1.4%. Every St. Cloud ZIP was down, from 2.1% in 34773 to 4.0% in 34771, where new supply is heaviest.
Is St. Cloud a good place to live?
It depends on your commute and budget. Our pros and cons of living in St. Cloud covers costs, storms, schools and growth in detail.
Common questions
Is Bright Florida Homes a real estate brokerage?+
No. Bright Florida Homes is an information and enquiry service. We publish guides to Florida cities like St. Cloud and, if you ask, introduce you to a licensed local agent. We do not list or sell homes, and we do not rank agents. Any agreement you sign is between you and the agent or brokerage you choose.
Is this St. Cloud, Florida or St. Cloud, Minnesota?+
This page is about St. Cloud, Florida, a city in Osceola County southeast of Orlando on East Lake Tohopekaliga. Many online searches for St. Cloud realtors return Minnesota results, so when you contact an agent, confirm they are licensed in Florida and work Osceola County. You can check a Florida license on the DBPR website.
How much is a typical home in St. Cloud, FL?+
Zillow's typical home value for St. Cloud was $389,676 in August 2026, down 3.3% from a year earlier and up 16.9% over five years. By ZIP code it ranged from $313,746 in 34769 to $431,565 in 34771. Typical rent was $2,262 a month.
What is the property tax rate in St. Cloud, Florida?+
For 2025 the total millage inside St. Cloud city limits was 17.8989 mills, made up of county 7.2500, school 5.3060, city 5.1128 and water management 0.2301. Unincorporated Osceola's base rate was 13.8543 mills, though some districts add more. Check the exact mill code on the property appraiser record.
How long does it take to sell a house in St. Cloud?+
Zillow reports only a metro figure: across the Orlando metro, listings took about 70 days on average to go pending in August 2026, and about 28% had a price cut. Add 30 to 45 days for a financed closing. Pricing from recent closed sales is the main thing that shortens the wait.
Do I need flood insurance in St. Cloud?+
Lenders require it if the home is in a FEMA high-risk zone with a federally backed mortgage. Outside those zones it is optional but worth pricing, because Hurricane Ian's rain flooded homes across Osceola County in 2022. Look up the address on FEMA's Flood Map Service Center and ask the seller about past claims.
Can you recommend the best realtor in St. Cloud?+
We do not name a best agent, because the right one depends on what you are buying or selling. We can introduce you to a local agent who works St. Cloud and Osceola County. Ask them about their recent local sales, new-construction experience and how they check city limits and CDD charges before you sign.
Sources
- Zillow Research: housing data (ZHVI, ZORI, days to pending, sale-to-list, price cuts), August 2026
- Freddie Mac: Primary Mortgage Market Survey
- US Census Bureau: City and town population estimates, Vintage 2025 (Florida)
- US Census Bureau: Building Permits Survey, county annual 2025
- Osceola County Property Appraiser: 2025 Final Millage Rates
- Osceola County Property Appraiser: All exemptions
- Florida Statutes: section 190.048, sale of real estate within a district
- Florida Statutes: section 689.302, flood disclosure
- Florida Department of Revenue: Documentary stamp tax
- National Hurricane Center: Tropical Cyclone Report, Hurricane Ian
- FOX 35 Orlando: Osceola County approves study assessing flood-prone communities
- FEMA: Flood Map Service Center
- My Safe Florida Home
- Highland Homes: The Crossings, St. Cloud (opened September 27, 2026)
- Ashton Woods: Orlando new construction communities (opened September 27, 2026)
- Sunbridge: Our homes
- NAR: Settlement FAQs
- Florida DBPR: License search
- Wikipedia: Orlando Utilities Commission (serves St. Cloud)