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Osceola County, FL

17 min read

Osceola County, Florida — Tax Sale & Surplus Procedure

Local operations layer. The legal framework (redemption periods, surplus rights, statutes, case law) lives on the parent page → florida. This page covers how Osceola County actually runs it. Legal information, not legal advice. Last verified: 2026-06-02.

C0. Identity

  • County seat: Kissimmee · Population: ~388,656 (2020 Census, FIPS 12097) · Recording unit: county (one of Florida’s 67 counties).
  • Parent legal framework: florida (Ch. 197 tax certificates / tax deeds; Ch. 45 mortgage foreclosure).
  • County structure: Osceola follows the standard Florida two-step model — the elected Tax Collector (Bruce Vickers, CFC) conducts the annual tax-certificate sale via LienHub (Grant Street Group); the elected Clerk of the Circuit Court & Comptroller (Kelvin Soto, Esq.) conducts tax-deed auctions through the Clerk’s own online portal (officialrecords.osceolaclerk.org/browserviewtd/) and holds tax-deed surplus funds. The Clerk also conducts judicial (Ch. 45) mortgage-foreclosure sales.

C1. Local Tax Sale

Two distinct sales exist under Florida law (see florida for statutory mechanics):

(a) Tax-certificate sale — run by the Osceola County Tax Collector

(b) Tax-deed auction — run by the Osceola County Clerk of Circuit Court & Comptroller

  • Conducts own sale? Yes, online. · Platform: Clerk’s own portal — officialrecords.osceolaclerk.org/browserviewtd/ (tax deed records and case search); tax deed sales are scheduled and conducted through the Clerk’s website osceolaclerk.com/tax-deeds/. Osceola County does not use the RealAuction/realtaxdeed.com third-party platform; auctions run through the Clerk’s own online system. (Source: Osceola Clerk — Tax Deed Records & Sales — site returned 403 on direct fetch but confirmed via search results as the official tax deed page; browserviewtd portal directly retrieved 2026-06-02)
  • Sale schedule: Online, throughout the year, typically monthly. Based on the Surplus Funds report dated 6/2/2026 (retrieved directly), confirmed 2025–2026 sale dates include: May 20, Jun 17, Jul 15, Sep 2, Sep 16, Oct 7, Nov 4, Dec 9 (2025); Jan 20, Feb 17, Mar 17, Apr 14, May 19 (2026). Specific upcoming dates available at osceolaclerk.com/tax-deeds/. (Source: Osceola Clerk — Tax Deeds Surplus Funds Available Report, dated 6/2/2026, retrieved 2026-06-02)
  • Registration / deposit / payment terms:
    • Bidders register through the Clerk’s online auction system.
    • Deposit / payment terms follow Florida statute: nonrefundable deposit of 5% of bid or $200, whichever is greater at the sale; full balance (plus documentary stamps$0.70/$100 and recording fees) due within 24 hours (excluding weekends/holidays) or the bid is cancelled and the property re-advertised. (Source: florida § 197.542 — state statutory defaults apply; county-specific confirmation needs_verification from osceolaclerk.com/tax-deeds/ direct page, which returned 403 during research)

C2. Local Redemption → framework: right-of-redemption

  • Where/how to redeem locally: Redemption of a tax certificate before a tax deed issues is processed through the Osceola County Tax Collector’s Office. The property owner pays the certificate amount plus accrued interest (calculated from the sale month to the redemption month), plus a $6.25 redemption fee (for redemptions on or after June 1). The statutory 5% minimum interest floor also applies per florida § 197.472. (Source: Osceola Tax Collector — Tax Certificate Information, retrieved 2026-06-02; Osceola Tax Collector — Real Estate Taxes, retrieved 2026-06-02)
  • Tax payment portal (online): osceola.county-taxes.com/public — online tax record search and payment. In-person at any Tax Collector branch (4 locations; see C4).
  • Redemption contact: Osceola County Tax Collector, Bruce Vickers, CFC — (407) 742-4000 · Main office: 2501 E. Irlo Bronson Memorial Hwy., Kissimmee, FL 34744. Mon–Fri 8:00am–4:00pm. (Source: Osceola Tax Collector — Office Locations, retrieved 2026-06-02)
  • Local fees beyond state default: $6.25 redemption fee for redemptions processed on/after June 1. No additional local surcharges identified. (*needs_verification: confirm no other local fee beyond the$6.25*)
  • Deviations from state default: None identified — Osceola follows Ch. 197 redemption framework.

C3. Local Surplus / Excess Proceeds → framework: surplus-funds

Business-critical module — sourced from Osceola County Clerk official sources.

In Osceola County, tax-deed surplus is held and disbursed by the Osceola County Clerk of the Circuit Court & Comptroller under florida § 197.582. Foreclosure surplus is held by the same Clerk under § 45.032.

Tax-deed surplus (§ 197.582):

  • Claim filing venue: Osceola County Clerk of the Circuit Court & Comptroller

    • Address: 2 Courthouse Square, Kissimmee, Florida 34741
    • Phone: (407) 742-3500 (Source: search-confirmed official address and phone for osceolaclerk.com; taxsaleresources.com Osceola entry corroborating Clerk phone 407.742.3517 for records — needs_verification: direct dial for Tax Deeds dept specifically)

  • Claim form:

    • Name: “Claim to Surplus Proceeds of a Tax Deed Sale”
    • URL: osceolaclerk.com/wp-content/uploads/Surplus-Claim-Fill-in-Form-Rev-1.22.2020-JR.pdf
    • Form requires notarized affidavit and a copy of a current government-issued photo ID showing address and date of birth. For estate claims, an order of family/summary administration or letter under court seal (§ 735.301, Fla. Stat.) is required. (Source: search result confirming form name, URL, and content summary; search results returning the Osceola Clerk surplus form — direct PDF fetch returned 403 during research; form URL confirmed via search-index snippet; needs_verification: confirm current form version and filing instructions from live clerk page)

  • Local deadline notes:

    • The Clerk mails surplus notice to interested parties; claimants (other than the former property owner) have 120 days from the date of the mailed notice to file a written claim or are barred.
    • The former property owner is NOT subject to the 120-day bar under florida § 197.582.
    • Consistent with statewide florida § 197.582 requirements; no Osceola-specific deviation identified. (Source: florida § 197.582; confirmed in search results describing the Osceola Clerk surplus procedures)

  • Unclaimed-funds list published? Yes — the Clerk publishes a “Tax Deeds Surplus Funds Available” report online. As of 6/2/2026, the report listed surplus funds from sales dating back to September 2015, with the most recent sale date of 5/19/2026. Report URL: courts.osceolaclerk.com/reports/TaxDeedsSurplusFundsAvailableWeb.pdf. (Source: PDF directly retrieved and read 2026-06-02 — confirmed as live report with 6/2/2026 run date, multiple active surplus entries, and “Clerk of the Circuit Court of Osceola County, Florida” header)

    • Note: undistributed surplus eventually routes to Florida Division of Unclaimed Property (Ch. 717) at fltreasurehunt.gov.

  • Contact — Clerk’s Tax Deeds office:

Foreclosure surplus (§ 45.032):

  • Held by the Clerk in the court registry; foreclosure sales page: osceolaclerk.com/foreclosure-sales/ (returned 403 during research).
  • Claimants file a verified claim for surplus funds (notarized). Clerk administers under § 45.032 — 60-day window after certificate of disbursements; absent claims the Clerk appoints a surplus trustee per florida § 45.032–45.033.
  • needs_verification: specific Foreclosure Division direct line and any Osceola-specific foreclosure surplus form URL; confirmed via florida statute that the Clerk administers this.

▸ For Investors / Operators — Osceola County runs a two-platform structure: annual tax-certificate sale on LienHub (Grant Street Group), then tax-deed auctions monthly through the Clerk’s own portal at officialrecords.osceolaclerk.org/browserviewtd/ — not RealAuction. Deposit for tax-deed auctions follows the § 197.542 state default (5%/$200, full balance within 24 hours). Note Osceola's $6.25 local redemption fee on certificates redeemed on or after June 1. Review the live surplus list at courts.osceolaclerk.com/reports/TaxDeedsSurplusFundsAvailableWeb.pdf before the auction to assess redemption risk on each parcel.

▸ For Former Owners — Tax-deed surplus is held by the Osceola County Clerk of the Circuit Court & Comptroller, 2 Courthouse Square, Kissimmee, FL 34741, (407) 742-3500. File the “Claim to Surplus Proceeds of a Tax Deed Sale” form (available at osceolaclerk.com) with a notarized affidavit and government-issued photo ID. Claimants other than the former property owner must file within 120 days of the Clerk’s mailed notice; the former owner is not subject to that bar. Unclaimed surplus routes to Florida’s Division of Unclaimed Property at fltreasurehunt.gov.

C4. Offices & Contacts

OfficeNameAddressPhoneURL
Tax Collector (certificate sale, redemption, tax payment)Bruce Vickers, CFC, Osceola County Tax CollectorMain: 2501 E. Irlo Bronson Memorial Hwy., Kissimmee, FL 34744 · BVL: 2595 Simpson Rd., Kissimmee, FL 34744 · St. Cloud: 1300 9th St., Suite 101B, St. Cloud, FL 34769 · Campbell City: 4730 S. Orange Blossom Trail, Kissimmee, FL 34746(407) 742-4000 (all offices)osceolataxcollector.org
Clerk of Court & Comptroller (tax-deed sales, surplus, judicial foreclosure, official records)Kelvin Soto, Esq., Osceola Clerk of the Circuit Court & Comptroller2 Courthouse Square, Kissimmee, Florida 34741(407) 742-3500osceolaclerk.com
Recorder / Official Records (deeds, liens, mortgages)Same as Clerk — Recording Dept.2 Courthouse Sq., Suite 2000, Kissimmee, FL 34741 (stops recording at 4:30 PM)(407) 742-3500officialrecords.osceolaclerk.org/browserview/
Property Appraiser (assessment, ownership, parcel search)Katrina S. Scarborough, CFA, CCF, MCF, Osceola County Property Appraiser2505 E. Irlo Bronson Memorial Hwy., Kissimmee, FL 34744(407) 742-5000property-appraiser.org
Sheriff (not applicable for tax/mortgage sales in FL; serves notice in tax-deed process per § 197.522)Sheriff Christopher A. Blackmon, Osceola County Sheriff’s Office2601 E. Irlo Bronson Memorial Hwy., Kissimmee, FL 34744(407) 348-2222 (non-emergency) · (407) 348-1100 (admin)osceolasheriff.org

C5. Local Procedure Notes

  • Standard Florida model: Osceola follows the typical Florida two-platform structure — Tax Collector (LienHub) runs the annual certificate sale; Clerk of Circuit Court runs the tax-deed auction via the Clerk’s own online system (not a named third-party like RealAuction) and holds surplus.
  • Tax-certificate platform: LienHub (lienhub.com/county/osceola/certsale/main) for the annual tax-certificate sale; not the same vendor as the tax-deed platform. Operated by Grant Street Group; support at LienHub@GrantStreet.com, (866) 247-4370.
  • Tax-deed platform: The Clerk’s own portal at officialrecords.osceolaclerk.org/browserviewtd/ — Osceola does not use realtaxdeed.com or realforeclose.com.
  • Monthly tax-deed auction cadence: Confirmed sale dates from the surplus PDF show monthly sales throughout 2025–2026. needs_verification: specific day-of-week/time of auction confirmed; call Clerk at (407) 742-3500.
  • Full payment deadline — tax deed: 24 hours after sale (state default under § 197.542); buyer also pays doc stamps ($0.70/$100) and recording fees.
  • $6.25 local redemption fee: The Osceola Tax Collector charges a$6.25 fee for certificate redemptions processed on/after June 1 — an explicit local-office fee beyond the state interest formula.
  • Active surplus fund list: The Clerk publishes a real-time surplus list at courts.osceolaclerk.com/reports/TaxDeedsSurplusFundsAvailableWeb.pdf — retrieved directly 6/2/2026 with over 150 entries spanning sales from 2015–2026, amounts ranging from under $10 to over$77,000.
  • Recording fees: $10 first page;$8.50 each additional page; $1 per name over 4 names;$2 certification of copy; doc stamps $0.70/$100 consideration. Recording stops at 4:30 PM at the Courthouse Square office. (Source: deeds.com/recorder/florida/osceola/, retrieved 2026-06-02 — secondary; needs_verification against osceolaclerk.com/recording-info/ which returned 403)
  • Foreclosure sales: Judicial foreclosure (Ch. 45) sales are conducted by the Clerk. Florida does not use sheriff sales for mortgage foreclosure; the Clerk runs all judicial foreclosure auctions. (osceolaclerk.com/foreclosure-sales/)
  • No local ordinances deviating from state Ch. 197 / Ch. 45 procedure identified. (needs_verification: confirm via call to Clerk (407) 742-3500)

C6. Records Access

C7. Meta

  • sources:

    • {type: official, url: https://osceolataxcollector.org/tax-certificate-information/, retrieved: 2026-06-02} (LienHub platform for Osceola cert sale; lienhub.com/county/osceola/certsale/main; bid-down 18%; 0% certificates earn no interest; 2-year ripening; no-contact rule; $6.25 redemption fee; tax deed contact Clerk 407-742-3500 / osceolaclerk.com)
    • {type: official, url: https://osceolataxcollector.org/real-estate-taxes/, retrieved: 2026-06-02} (Taxes delinquent April 1; 3% penalty; newspaper advertising 3 consecutive weeks; LienHub auctions online; delinquent list in local newspaper; county-taxes.com portal; cert sale on/before June 1)
    • {type: official, url: https://osceolataxcollector.org/important-dates/, retrieved: 2026-06-02} (Key dates: cert sale on/before June 1; May advertising; April 1 delinquency; discount schedule Nov–Feb; gross due March 31)
    • {type: official, url: https://osceolataxcollector.org/about-us/office-locations/, retrieved: 2026-06-02} (4 office locations: Main 2501 E. Irlo Bronson Memorial Hwy Kissimmee FL 34744; BVL 2595 Simpson Rd Kissimmee FL 34744; St. Cloud 1300 9th St Suite 101B St Cloud FL 34769; Campbell City 4730 S. Orange Blossom Trail Kissimmee FL 34746; all (407) 742-4000; Mon–Fri 8am–4pm; Main and Campbell City have driving skills tests)
    • {type: official, url: https://courts.osceolaclerk.com/reports/TaxDeedsSurplusFundsAvailableWeb.pdf, retrieved: 2026-06-02} (Live surplus PDF — “Tax Deeds Surplus Funds Available” dated 6/2/2026 7:55:04 AM; 150+ entries spanning 2015–2026 sale dates; amounts $1.50–$77,168.53; confirmed: Clerk of the Circuit Court of Osceola County as issuing authority; confirmed active sale cycle with May 19 2026 as most recent sale date)
    • {type: official, url: https://officialrecords.osceolaclerk.org/browserviewtd/, retrieved: 2026-06-02} (Clerk’s own tax deed portal; search by applicant name, assessed name, owner name, interested party, mortgage holder, lien holder, tax cert numbers, parcel numbers, sale dates, lands available; DR 513 forms available; NewVision-powered)
    • {type: official, url: https://officialrecords.osceolaclerk.org/searchng_ssl/, retrieved: 2026-06-02} (Official Records portal for Osceola County — deed/property records, board records, assessor records; NewVision; purchase certified documents)
    • {type: official, url: https://www.osceolasheriff.org/, retrieved: 2026-06-02} (Sheriff Christopher A. Blackmon; 2601 E. Irlo Bronson Memorial Hwy Kissimmee FL 34744; (407) 348-2222 non-emergency; (407) 348-1100 admin)
    • {type: secondary, url: https://www.deeds.com/recorder/florida/osceola/, retrieved: 2026-06-02} (Recording fees: $10 first page;$8.50 additional; $1/name over 4;$2 cert copy; doc stamps $0.70/$100; recording stops 4:30 PM; 2 Courthouse Sq Suite 2000 Kissimmee FL 34741; (407) 742-3500; 8am–5pm M–F — treat as secondary; needs_verification against osceolaclerk.com/recording-info/)
    • {type: secondary, url: https://www.taxsaleresources.com/counties/osceola-county-florida, retrieved: 2026-06-02} (Corroborating: Tax Collector Bruce Vickers; 2501 E. Irlo Bronson Memorial Hwy Kissimmee FL 34744; 407.742.4000; Property Appraiser 407.742.5000; 2505 E. Irlo Bronson Memorial Hwy; Clerk 407.742.3517; 2 Courthouse Square Kissimmee FL 34741 — secondary source, used only to corroborate official sources)
    • {type: search_result, url: https://osceolaclerk.com/tax-deeds/, retrieved: 2026-06-02} (Confirmed: official tax deed page exists at osceolaclerk.com/tax-deeds/; page returned 403 on direct fetch but confirmed as tax deed records and sales page via multiple search index results naming Kelvin Soto, Esq. as Clerk; 2 Courthouse Square; (407) 742-3500)
    • {type: search_result, url: https://osceolaclerk.com/wp-content/uploads/Surplus-Claim-Fill-in-Form-Rev-1.22.2020-JR.pdf, retrieved: 2026-06-02} (Confirmed via search index: form titled “claim to surplus proceeds of a tax deed sale”; requires notarized affidavit + government-issued photo ID; estate claims require court order under § 735.301; filed with Clerk at 2 Courthouse Square — direct PDF returned 403; URL exists on official osceolaclerk.com domain per search snippet; needs_verification of current form version and filing instructions)
    • {type: official, url: https://www.property-appraiser.org/, retrieved: 2026-06-02 (via search)} (Katrina S. Scarborough CFA CCF MCF; 2505 E. Irlo Bronson Memorial Hwy Kissimmee FL 34744; (407) 742-5000; M–F 8am–5pm; search.property-appraiser.org; maps.property-appraiser.org; data-ocpagis.opendata.arcgis.com — main site returned 403 but contact details confirmed via search snippet)

  • needs_verification:

    • LienHub exact deposit amounts and registration deadlines — Tax Collector website confirms LienHub platform but deposit/ACH deadline specifics require direct LienHub FAQ review; LienHub FAQ page returned 403 during research. Call (407) 742-4000 or LienHub support (866) 247-4370.
    • Tax-deed auction deposit/payment terms from official Clerk page — state default (5%/$200 deposit, 24-hour payment) applied from florida § 197.542; direct confirmation from osceolaclerk.com/tax-deeds/ not obtained (page returned 403 during research).
    • Surplus claim form current version — form URL confirmed via search index (osceolaclerk.com/wp-content/uploads/Surplus-Claim-Fill-in-Form-Rev-1.22.2020-JR.pdf; last revision noted as 1.22.2020); confirm whether a newer version exists and exact filing instructions; direct PDF fetch returned 403.
    • Recording fees primary confirmation — recording fee schedule confirmed via deeds.com (secondary); osceolaclerk.com/recording-info/ returned 403 during research; confirm against live clerk page.
    • Tax-deed auction day, time, registration process — monthly cadence confirmed from surplus PDF sale dates; specific auction day-of-week and time not confirmed from a directly retrieved page; call Clerk at (407) 742-3500.
    • Foreclosure surplus procedures — § 45.032 applies statewide; Osceola-specific form and procedures for foreclosure surplus not confirmed from a directly retrieved primary page (osceolaclerk.com/foreclosure-sales/ returned 403).
    • Delinquent list newspaper name — Tax Collector states the list is “advertised in a local newspaper”; specific newspaper name and whether an online version is published not confirmed.
    • No local ordinances deviating from Ch. 197/45 — none found; confirm by calling Clerk at (407) 742-3500.

  • cross_links: florida, surplus-funds, right-of-redemption, treasurer-sale, third-party-recovery-rules, tyler-v-hennepin-county, bankruptcy-automatic-stay, heirs-property, due-process-notice, vosilla-v-rosado-2006, dawson-v-saada-1992

  • changelog:

    • 2026-06-02 — Initial population. All C0–C7 modules filled from Osceola County Tax Collector (osceolataxcollector.org — 5 pages retrieved), Clerk of the Circuit Court (search-confirmed; browserviewtd and Official Records portals directly retrieved), Sheriff (osceolasheriff.org directly retrieved), deeds.com recording info, and live Surplus Funds PDF (courts.osceolaclerk.com/reports/TaxDeedsSurplusFundsAvailableWeb.pdf, directly read in full). Confirmed: LienHub cert-sale platform; Clerk’s own portal for tax-deed auctions (not RealAuction/realtaxdeed.com); live surplus list at courts.osceolaclerk.com with 150+ entries; $6.25 local redemption fee; monthly tax-deed auction cadence (dates confirmed from surplus PDF). Key gaps flagged as needs_verification: LienHub deposit amounts, tax-deed deposit confirmation from Clerk page, surplus form current version, recording fees primary source, auction day/time, foreclosure surplus form.

▸ For Investors / Operators — Osceola County runs a two-platform structure: annual tax-certificate sale on LienHub (Grant Street Group), then tax-deed auctions monthly through the Clerk’s own portal at officialrecords.osceolaclerk.org/browserviewtd/ — not RealAuction. Deposit for tax-deed auctions follows the § 197.542 state default (5%/$200, full balance within 24 hours). Note Osceola's $6.25 local redemption fee on certificates redeemed on or after June 1. Review the live surplus list at courts.osceolaclerk.com/reports/TaxDeedsSurplusFundsAvailableWeb.pdf before the auction to assess redemption risk on each parcel.

▸ For Former Owners — Tax-deed surplus is held by the Osceola County Clerk of the Circuit Court & Comptroller, 2 Courthouse Square, Kissimmee, FL 34741, (407) 742-3500. File the “Claim to Surplus Proceeds of a Tax Deed Sale” form (available at osceolaclerk.com) with a notarized affidavit and government-issued photo ID. Claimants other than the former property owner must file within 120 days of the Clerk’s mailed notice; the former owner is not subject to that bar. Unclaimed surplus routes to Florida’s Division of Unclaimed Property at fltreasurehunt.gov.

Legal information, not legal advice. This page summarizes how Osceola County, Florida administers tax-certificate and tax-deed sales and surplus claims for research purposes only and may be incomplete or out of date. Procedures, offices, platforms, form names, and deadlines change. Verify every figure, address, and deadline against the cited official Osceola County sources and consult a licensed Florida attorney before acting. The legal framework lives on florida. Last verified: 2026-06-02.

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