Ad Valorem Tax Collection:

Ad Valorem taxes on real property are collected by the Tax Collector on an annual basis. Collection begins on November 1st for the current year January through December. It is the responsibility of each taxpayer to ensure that his/her taxes are paid and that a tax bill is received.

The Property Appraiser’s Office establishes the assessed value of a property and The Board of County Commissioners and other levying bodies set the millage rates. Using these figures, the Property Appraiser prepares the tax roll. Upon completion, the tax roll is then certified to the Tax Collector who prints and mails the tax notices. Tax notices are sent to the owner’s last record of address as it appears on the tax roll. In cases where the property owner pays through an escrow account, the mortgage company should request and be sent the tax bill, and the owner receives a copy of the notice.

Tax statements are normally mailed out on or before November 1st of each year. The gross amount is due by March 31st of the following year. The following discounts are applied for early payment:

  • 4% discount if paid in November
  • 3% discount if paid in December
  • 2% discount if paid in January
  • 1% discount if paid in February
  • Gross amount paid in March, no discount applied

Taxes become delinquent on April 1st of each year.

Information, Forms & Applications:

Tangible Personal Property Tax:

Tangible personal property tax is an ad valorem tax assessed against the furniture, fixtures, and equipment located in businesses and rental property. It also applies to structural additions to mobile homes.

The Property Appraisers Office assesses the value of tangible personal property and presents a certified tax roll to the Tax Collector. It is the job of the Tax Collector to mail the tax notices and collect the monies due. Tax statements are mailed on November 1st of each year with payment due by March 31st of the following year. Discounts apply for early payment.

  • 4% discount if paid in November
  • 3% discount if paid in December
  • 2% discount if paid in January
  • 1% discount is paid in February
  • Gross amount paid in March, no discount applied

If the estimated tax is greater than $100.00, tangible personal property taxes may be paid quarterly.

Taxes become delinquent on April 1st each year, at which time a 1.5 percent fee per month is added to the bill. Within 45 days after the property becomes delinquent, the Tax Collector is required by law to advertise a list of delinquent taxpayers one time in a local newspaper. Advertising costs are added to the delinquent bill.

Pursuant to Florida Statutes, tax warrants are issued prior to April 30th of the next year on all unpaid tangible personal property taxes. Within 30 days after the warrants are prepared, the Tax Collector applies to the Circuit Court for an order directing levy and seizure of the property for the amount of unpaid taxes and costs.

Any changes to the tax roll (name, address, location, assessed value) must be processed through The Property Appraisers Office.

Certificates/County Held Certificates:

Certificates are an interest-bearing lien against the property and do not give you any ownership rights to the actual property. If a certificate has not been redeemed by April 1, two years after the sale, the certificate holder may apply for a tax deed. At that time, the applicant is required to pay off (through the Tax Collector’s office) all other certificate holders on the same piece of property, the current year’s taxes, a title search fee, and the Tax Collector’s tax deed application fee.

When the title search is returned to our office, the file is sent to the Clerk of the Courts Tax Deed Sales Department. The Clerk of Court fees will then be added, and it will be scheduled for an online auction to high cash bidder.

The purchase price of the County-held certificate is the face value, plus interest at the rate of 1.5% per month, beginning on June 1 of the certificate year (normally the calendar year following the tax year), plus a purchase fee of $6.25 per certificate. This then becomes the new face value of the certificate and bears interest at 18.00% per annum.

If you wish to purchase one or more County-held certificates click here.


For more information see our frequently asked questions below. Click on the dropdown fields below in red to read.


Real estate taxes become delinquent on April 1st each year. Example: 2013 taxes became delinquent on April 1, 2014. At that time 3% is added to the gross amount.


A list of all real property with delinquent taxes is advertised in a local newspaper once a week for three consecutive weeks immediately preceding the tax certificate sale. The advertisement is in parcel ID order. The advertisement also specifies the place, date, and time of the Tax Certificate Sale. Due to payments being received after the list is first prepared for publication, the newspaper will list more items than will be sold. The amount advertised is the amount due for the purchase of each certificate.


On or before June 1st of the same year the taxes become delinquent, the Tax Collector holds a public online sale of tax certificates on all parcels on which taxes have not been paid.  The cost to purchase a certificate is listed beside each parcel in the delinquent advertisement.  This cost includes gross tax, interest, advertising cost, and the cost of the Tax Certificate Sale.

A tax certificate represents a first priority tax lien on real property; it does not convey title to the land.  Purchasing a tax certificate does not entitle the certificate buyer to enter the property, nor contact or harass the owner in any manner.  Tax certificates are investments and NOT a deed to the property.

According to Florida Law, FS. 197.432 (13), The holder of a tax certificate may not directly, through an agent, or otherwise initiate contact with the owner of the property upon which he or she holds a tax certificate to encourage or demand payment until 2 years after April 1 of the year of issuance of the tax certificate. FS. 197.432 (14), any holder of a tax certificate who, prior to the date 2 years after April 1 of the year of issuance of the tax certificate, initiates, or whose agent initiates, contact with the property owner upon which he or she holds a certificate encouraging or demanding payment may be barred by the tax collector from bidding a tax certificate sale.

Unfair or deceptive contact by the holder of a tax certificate to a property owner to obtain payment is an unfair and deceptive trade practice, as referred in s.501.204(1), regardless of whether the tax certificate is redeemed. Such unfair or deceptive contact is actionable under s. 501.2075-501.211. If the property owner later redeems the certificate in reliance on the deceptive or unfair practice, the unfair or deceptive contact is actionable under applicable laws prohibiting fraud.


The Tax Certificate Sale is conducted pursuant to Florida Department of Revenue Rules & Regulations and the Guidelines of the Tax Collectors Association. The tax certificate sale is NOT a sale of land, but the sale of a lien against the property. Purchasing a tax certificate does NOT entitle the certificate buyer to enter the property, nor contact or harass the owner in any manner.

On the advertised day and time, the Tax Collector shall commence the sale of tax certificates on those lands on which taxes have not been paid. Bidding begins at 18% and the certificate is sold to the person bidding the LOWEST annual interest rate.


In order to clear the property of the tax certificate lien, the property owner must pay the amount of the tax certificate plus the rate of interest at which the certificate was sold, calculated from the month of the sale to the month of redemption.  When a tax certificate is redeemed, on or after June 1st, a $6.25 redemption fee is also charged.  

After redemption, the certificate holder receives the amount invested plus interest and is responsible for noting that the certificate is paid on his/her certified listing.  Certificates bid at 0% interest DO NOT accrue interest.  The payor’s remittance releases the tax lien, and the certificate holder has no further claim on the property.

Interest earned is taxable and must be reported to the IRS.  Each January, an IRS 1099-INT form is sent to each certificate holder for interest earnings in the previous year  (Chapter 197.472(1) Florida Statutes).


If the certificate is not redeemed within two years from the date the tax became delinquent, the certificate holder may apply for a tax deed, and bring the land to sale at public auction.  Example: 2000 taxes became delinquent on April 1, 2001; therefore, a tax deed application may be made after April 1, 2003.  A certificate holder who wishes to apply for a tax deed must redeem all other certificates and pay other fees as mandated by state law.  Certificate holders must notify the Tax Collector Office in writing to request a tax deed application.


Tax Deed sales are held throughout the year.  Information regarding upcoming sales and sales lists can be obtained from the Osceola County Clerk of Courts website Tax Deed sales are held online through the Clerk of Courts website above. To call direct 407-742-3500.