Osceola County Property Tax Appeal — Florida

Rob Hartley·Updated February 28, 2026

Osceola County is located in central Florida with its county seat in Kissimmee. Major cities include Kissimmee, St. Cloud, and Poinciana, and the county is part of the Orlando-Kissimmee-Sanford metropolitan area. Property tax appeals are particularly important in Osceola County because homeowners face a higher-than-average tax burden. With a median property tax rate of 1.40%, Osceola County exceeds both the national median of 1.02% and Florida's state median of 1.14%. The median home value is approximately $247,000, resulting in a median annual property tax bill of around $3,024, which is above the national median of $2,400.

Notable cities: Kissimmee, St. Cloud, Poinciana, Celebration

Median Home

$247,000

Tax Rate

1.40%

Annual Tax

$3,024

Population

509,688

2026 Appeal Deadline: 25 days from the mailing date of the TRIM notice

The deadline to file a property tax appeal petition is 25 days from the date your TRIM (Truth in Millage) notice is mailed, typically in mid-August. This is a strict deadline calculated from the mailing date (not when you receive it), and the exact deadline date is printed on your TRIM notice. Missing this deadline means you must wait until the next tax year to appeal.

Property in Osceola County, Florida — local tax assessment and appeal guide

How Osceola County Assesses Property

100%of market value

Assessed by: Osceola County Property Appraiser

Assessment cycle: annual

Notices typically mailed: Mid-August

Florida uses a 100% assessment ratio, meaning properties are assessed at full market value. In Osceola County, assessment notices are mailed in mid-August each year and contain both your market value and assessed value. For example, if your home's market value is $247,000 (the county median), at Florida's 100% assessment ratio your assessed value would be $247,000 before exemptions, resulting in approximately $3,458 in annual taxes at the county's effective rate of 1.40%.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). Hearings are conducted by independent Special Magistrates who review evidence from both the property owner and the Property Appraiser. The Special Magistrate makes a recommendation to the Value Adjustment Board, which then issues a final decision on the appeal.

Step 1: Review your TRIM notice carefully when it arrives in mid-August. Compare your assessed value to recent sales of similar properties in your area and verify all property details (square footage, bedrooms, bathrooms) are correct.

Step 2: Contact the Osceola County Property Appraiser's office at (407) 742-5000 for an informal review. Discuss your concerns with an appraiser and provide evidence such as comparable sales data, photos of property conditions, or documentation of needed repairs. Many disputes are resolved at this stage.

Step 3: If the informal review doesn't resolve your concerns, file a formal petition (Form DR-486) with the Osceola County Clerk of the Circuit Court within 25 days of the TRIM notice mailing date. Include the $15 filing fee per parcel ($5 for each additional parcel if filing multiple properties).

Step 4: Gather and organize your evidence for the hearing. This should include comparable property sales, photographs, independent appraisals, repair estimates, and any other documentation supporting your claim that the assessed value is too high.

Step 5: Attend your Value Adjustment Board hearing before a Special Magistrate (typically scheduled between October and May). Present your evidence in a clear, organized manner. Most hearings take 15 minutes. The Special Magistrate will review evidence from both you and the Property Appraiser before making a recommendation to the VAB.

Step 6: If you disagree with the VAB's final decision, you may request a reconsideration or file a lawsuit in Circuit Court under Florida Statute 194.171. Court actions are de novo proceedings, not appeals of the VAB decision. Consult with a property tax attorney regarding court filing deadlines.

Required form: Form DR-486 (Petition to Value Adjustment Board)

Filing Methods

mail:Mail completed Form DR-486 and $15 filing fee to: Osceola County Clerk of the Circuit Court, 2 Courthouse Square, Suite 4400, Kissimmee, FL 34741

in-person:Submit petition and payment at Osceola County Clerk's Office, 2 Courthouse Square, Suite 4400, Kissimmee, FL 34741 (Hours: Monday-Friday 8:00 AM - 5:00 PM)

online:Check with the Osceola County Clerk's office at (407) 742-3500 for online filing availability

Evidence to Bring

Comparable sales data showing recent sales of similar properties in your areaPhotographs documenting property condition, damage, or defectsIndependent professional appraisal reportsRepair estimates or contractor invoices for needed workDocumentation of property description errors (incorrect square footage, features, etc.)

Osceola County Assessor Contact

Osceola County Property Appraiser

Phone: (407) 742-5000

Address: 2505 East Irlo Bronson Memorial Highway, Kissimmee, FL 34744

Website: https://www.property-appraiser.org

Online Portal: https://search.property-appraiser.org

Hours: Monday through Friday, 8:00 AM - 5:00 PM

Tax Exemptions in Osceola County

Homestead Exemption

Up to $50,000 ($25,000 applies to all taxes; additional $25,000 applies to non-school taxes on assessed values over $50,000)

The primary property tax exemption for Florida residents who make a property their permanent residence

Eligibility: Must own and occupy the property as your permanent residence as of January 1st. Must be a Florida resident and provide proof including voter registration or affidavit, Florida driver's license or ID, vehicle registration, and Social Security number.Deadline: March 1st

Senior Exemption (Additional)

Varies by municipality: $25,000 for Osceola County taxes, $25,000 for City of Kissimmee taxes, $8,000 for City of St. Cloud taxes

Additional exemption for seniors 65 and older with limited income

Eligibility: Must be 65 years or older as of January 1st, have a current homestead exemption, and meet income requirements. The 2025 adjusted gross household income limit is $37,694 (adjusted annually).Deadline: March 1st

Long-Term Senior Exemption

Additional exemption (applies only to Osceola County portion of ad valorem taxes)

Additional exemption for seniors who have maintained homestead for 25+ years

Eligibility: Must meet all criteria for regular Senior Exemption, have maintained homestead property for at least 25 years as of January 1st, and property's just value cannot exceed $250,000 at time of application.Deadline: March 1st

Disability Exemption

Varies based on disability percentage and veteran status

Exemption for permanently and totally disabled individuals

Eligibility: Must be certified as permanently and totally disabled by appropriate agencies (Social Security Administration, VA, or Florida Division of Blind Services).Deadline: March 1st

Disabled Veteran Exemption

Amount varies based on disability percentage; 100% disabled veterans may receive total exemption

Exemption for honorably discharged veterans with service-connected disabilities

Eligibility: Must be honorably discharged veteran with service-connected disability certified by U.S. Department of Veterans Affairs or its predecessor.Deadline: March 1st

Deployed Military Exemption

Partial exemption based on deployment period

Exemption for service members deployed outside the continental United States

Eligibility: Available to service members deployed during the preceding calendar year on active duty outside the continental United States, Alaska, or Hawaii in support of certain operations.Deadline: March 1st

Official Resources

Osceola County Property Appraiser Official Website →

Search property records, view assessments, file for exemptions, and access the appeal process information directly from the Property Appraiser.

Osceola County Property Search Portal →

Look up your property information, assessed values, tax history, and property characteristics in Osceola County's online database.

Osceola County Value Adjustment Board (VAB) →

Official VAB page with hearing information, petition forms, and instructions for filing property tax appeals with the Clerk of Circuit Court.

Florida Department of Revenue - Property Tax Forms and Information →

Download official Florida property tax forms including DR-486 petition form, homestead exemption applications, and guides on the VAB process.

Check Your Osceola County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Osceola County for 2026?

The deadline to file a property tax appeal in Osceola County is 25 days from the mailing date of your TRIM (Truth in Millage) notice, which is typically sent in mid-August. The exact deadline date will be printed clearly on your TRIM notice. This is a strict statutory deadline calculated from the mailing date, not the date you receive it. If you miss this 25-day window, you will be locked into that assessment for the entire tax year and must wait until the following year to file an appeal. It's critical to mark your calendar immediately when your TRIM notice arrives and begin gathering evidence for your appeal right away.

How do I file a property tax appeal in Osceola County?

To file a property tax appeal in Osceola County, first request an informal review with the Property Appraiser's office at (407) 742-5000 to discuss your concerns. If that doesn't resolve the issue, complete Form DR-486 (Petition to Value Adjustment Board) available from the Property Appraiser's website or office. Submit the completed form along with a $15 filing fee ($5 for each additional parcel) to the Osceola County Clerk of the Circuit Court at 2 Courthouse Square, Suite 4400, Kissimmee, FL 34741. You can file by mail, in person during business hours (Monday-Friday 8:00 AM - 5:00 PM), or potentially online by contacting the Clerk at (407) 742-3500. Remember to file within 25 days of your TRIM notice mailing date.

What is the homestead exemption worth in Osceola County?

The Florida homestead exemption in Osceola County is worth up to $50,000 off your property's assessed value. The first $25,000 applies to all property taxes including school district taxes. The second $25,000 applies only to non-school taxes and only on the portion of your assessed value exceeding $50,000. For a home with a $247,000 assessed value (the county median), the full homestead exemption could save you approximately $700-$1,200 annually depending on your specific millage rates. To qualify, you must own and occupy the property as your permanent residence as of January 1st and file your application by the March 1st deadline. The exemption remains in effect year after year once approved, as long as you continue to meet the requirements.

What evidence do I need for a successful property tax appeal in Osceola County?

For a successful appeal in Osceola County, you need strong comparable sales data showing recent sales (within the past 6-12 months) of similar properties in your neighborhood that sold for less than your assessed value. Include clear photographs documenting your property's condition, any defects, needed repairs, or factors that reduce value. Professional appraisals from licensed Florida appraisers carry significant weight, as do contractor estimates for necessary repairs. If your property details are incorrect (wrong square footage, missing features, or overstated amenities), bring documentation proving the errors. Organize all evidence clearly with a one-page summary sheet, and be prepared to present your case in approximately 15 minutes at the hearing before the Special Magistrate.

What happens at a Value Adjustment Board hearing in Osceola County?

At an Osceola County VAB hearing, you will present your case before an independent Special Magistrate, not the Property Appraiser who assessed your property. Hearings typically last 15 minutes and are scheduled between October and May following your petition filing. You will present your evidence (comparable sales, photos, appraisals, repair estimates) explaining why your assessed value is too high. The Property Appraiser's representative will then present their evidence supporting the assessment and may question your evidence. The Special Magistrate reviews all evidence from both parties and makes a recommendation to the Value Adjustment Board. The VAB then issues a final decision, typically within several weeks to a few months. You may attend without an attorney, though you can hire representation if you choose.

How much can I save by appealing my property taxes in Osceola County?

Potential savings from a successful property tax appeal in Osceola County depend on how much you can reduce your assessed value and the county's tax rate of approximately 1.40%. For example, if you successfully reduce your assessed value by $25,000, you would save approximately $350 annually. A $50,000 reduction would save around $700 per year. According to property tax appeal companies, successful appeals reduce tax bills by an average of $700 or more, though results vary significantly based on your property's specific situation. Properties assessed well above market value or with significant errors in property descriptions tend to see larger reductions. Even a moderate reduction can result in substantial savings over the years you own your property, making appeals worthwhile for many homeowners.

Can I appeal my Osceola County property taxes if I already have a homestead exemption?

Yes, you can absolutely appeal your property assessment even if you already have a homestead exemption. The homestead exemption and the assessment appeal are two separate processes addressing different issues. The homestead exemption reduces your taxable value by up to $50,000, while an assessment appeal challenges whether the Property Appraiser's valuation of your property is accurate in the first place. Many homeowners successfully appeal their assessments while maintaining their homestead exemption. In fact, combining a homestead exemption with a successful appeal provides maximum tax savings. If you believe your property is overvalued compared to similar homes in your neighborhood, you should file an appeal within 25 days of receiving your TRIM notice in August, regardless of your exemption status.

What if I miss the appeal deadline in Osceola County?

If you miss the 25-day appeal deadline from your TRIM notice mailing date in Osceola County, you generally cannot appeal your assessment for that tax year. The deadline is strictly enforced under Florida law. However, you may request a "good cause" extension from the Value Adjustment Board if you had extenuating circumstances beyond your control that prevented timely filing, such as serious illness, natural disaster, or military deployment. You must submit a written explanation with supporting documentation, and the VAB clerk will review whether good cause exists. If good cause is not granted, you must wait until the following year's TRIM notice arrives to file an appeal for the next tax year. To avoid missing the deadline, set a calendar reminder as soon as you receive your TRIM notice in August and begin gathering evidence immediately.

For state-wide appeal information including Florida's assessment ratio and deadlines, see our Florida Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All Florida property tax appeal info

Sources: https://www.property-appraiser.org | https://www.ownwell.com/trends/florida/osceola-county | https://osceolaclerk.com/value-adjustment-board/ | https://floridarevenue.com/property/Pages/VAB.aspx | https://worldpopulationreview.com/us-counties/florida/osceola-county

Last verified: 2026-02-28