Sell your Kissimmee house fast, as‑is, for cash
We buy houses and short-term rental homes in Kissimmee and across Osceola County, in any condition. You get a written cash offer, and back taxes, code liens or a pending court case are paid off from the sale.
Get your free cash offer
Takes 2 minutes. Zero obligation. We respond within 1 hour during business hours.
No fees, no commissions, no obligation. Your cash offer comes in writing.
Rather talk it through? Call or text (215) 703-9223
- Written cash offer, no obligation
- Vacation homes and rentals welcome
- No commissions or listing fees
- Close in 7–30 days on your schedule
Selling a house in Kissimmee: what's different here
Osceola County's courthouse and Kissimmee City Hall are both in downtown Kissimmee. The county shares its circuit court with Orange County, and houses rented by the night owe a county tourist tax. Each fact links to the office that publishes it.
General information from official court, county and state sources, not legal advice. Last reviewed October 19, 2026.
- Court
- Osceola County is in the Ninth Judicial Circuit, together with Orange County. Its cases are heard at the Jon B. Morgan Osceola County Courthouse, 2 Courthouse Square, Kissimmee.
- Foreclosure auctions
- The final judgment sets the sale date, time and whether it is online or in person; online sales run at osceola.realforeclose.com. Bidders need a 5% deposit settled by 4:00 p.m. the business day before, and the winner pays the balance, doc stamps and registry fee by 4:00 p.m. the next business day.
- Tax certificates
- Osceola taxes go delinquent on April 1, when 3% is added. The unpaid list is advertised once a week for three weeks, then by June 1 the Tax Collector sells certificates online at lienhub.com. Bidding starts at 18% and goes to the lowest rate. Florida law bars a certificate holder from contacting the owner for payment until two years after April 1 of the issue year.
- Tax deeds
- If a certificate is not redeemed within two years of delinquency, the holder can apply for a tax deed. The Clerk holds tax deed sales online throughout the year; winning bidders put down $200 or 5%, whichever is greater (Osceola RealTaxDeed).
- Code enforcement (City)
- Unresolved Kissimmee cases go to the Code Enforcement Special Magistrate, who meets on the second Monday of each month at City Hall, 101 Church St. If the City does the work to bring a property into compliance, it bills the owner and can file a lien. Landlords are responsible for their tenants' violations.
- Lien search (City)
- The City takes lien and assessment search requests through its online public records portal, which a title company uses before closing.
- Tourist tax on rentals
- Rentals of under 180 days, including single-family vacation homes, owe Osceola's 6% tourist development tax. The county is not contracted with Airbnb, VRBO or other platforms, so owners remit it themselves; the Tax Collector has a "No Longer Renting Short Term" letter for owners who stop.
- Doc stamps
- Florida charges documentary stamp tax of 70 cents per $100 of the price on the deed, and every party to the deed is liable for it.
- Probate and free counseling
- Estates go to the Ninth Circuit's Probate Division. For mortgage trouble, the UF/IFAS Osceola County Extension, 1921 Kissimmee Valley Ln. (321-697-3000), is on HUD's list for default counseling.
How a cash sale works in Kissimmee
Three steps, whether the house is your home, a long-term rental or a furnished vacation property.
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Share the address and how it's used
City of Kissimmee, St. Cloud or unincorporated Osceola? Lived in, leased or booked by the night? That tells us which code office, which lien search and whether tourist tax filings need wrapping up.
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Get the offer in writing
We see the house as it is, furniture, pool equipment, worn carpets and all, and send a written cash price. Nothing needs staging, repairing or emptying for us.
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Close when you choose
A title company runs the City lien search, collects the redemption figure for any tax certificate and your lender's payoff, then records the deed.
Situations we see in Osceola County
How the county and City rules play into each one.
A vacation home that stopped paying
Bookings slowed, the HOA and tourist tax kept coming. We buy furnished short-term rentals as they are, and you can send the Tax Collector the "No Longer Renting Short Term" letter once you stop renting.
A judgment and a sale date
The final judgment names the auction date. A sale that closes before that date pays the lender from your proceeds and keeps the house out of the auction. Read the Florida foreclosure timeline.
Two years of unpaid taxes
That is when a certificate holder may apply for a tax deed. Selling first means the certificates are redeemed at closing, at the bid interest rate, rather than the house going to the Clerk's online auction.
Code case or City lien
If the City did compliance work on the property and billed you, that bill can become a lien. We buy with the violation open and the lien is paid from the sale.
Inherited an Osceola house
Probate runs through the Ninth Circuit. Summary administration may apply if the estate, less exempt property, is $150,000 or less or the owner died over two years ago (Fla. Stat. 735.201). See inherited houses in Florida.
Tenant troubles
The City holds owners responsible for code violations a tenant causes. If managing that from a distance is wearing thin, we can buy with the tenant still there.
What a Kissimmee seller pays off at closing
Doc stamps are the same everywhere in Florida. The rest depends on what the Tax Collector, the City and your lender show against the parcel.
| Item | Rule or source | Example |
|---|---|---|
| Documentary stamps on the deed | 70 cents per $100 of the price | $2,450 on a $350,000 sale |
| Tax certificate redemption | Certificate amount plus interest at the bid rate; a $6.25 fee if redeemed on or after June 1 | Figure from the Tax Collector |
| City lien or assessment | Kissimmee lien and assessment search | Figure from the City |
| Final tourist tax return | 6% of short-term rent collected, if the home was rented | Your own rental records |
| Mortgage | Lender payoff letter | Figure from the lender |
Rates from the Florida Department of Revenue and the Osceola County Tax Collector. The dollar example is arithmetic, not a quote, and the contract decides who pays the doc stamps.
Where we buy in Osceola County
Selling a house in Kissimmee: common questions
Still have a question? Call or text (215) 703-9223 or email info@eternalhomebuyers.com.
Where are Osceola County foreclosure auctions held?
The final judgment sets the date, time and place. Online sales run at osceola.realforeclose.com. Bidders need a 5% deposit settled the business day before. You can sell before the auction date.
When can someone get a tax deed on my Kissimmee house?
Taxes go delinquent on April 1 and certificates are sold online by June 1. If a certificate is not redeemed within two years from the delinquency date, the holder can apply for a tax deed and the Clerk can sell the property at an online auction.
Can a tax certificate holder contact me about payment?
Not for the first two years. Florida law, as the Osceola County Tax Collector explains, bars a certificate holder from contacting the owner to encourage or demand payment until two years after April 1 of the year the certificate was issued.
I rented my Kissimmee house short-term. What do I need to close out?
Osceola charges a 6% tourist development tax on rentals under 180 days, and owners remit it themselves because the county is not contracted with the booking platforms. File your last return and use the Tax Collector's 'No Longer Renting Short Term' letter when you stop.
What happens with a City of Kissimmee code lien when I sell?
If the City did work to bring the property into compliance and wasn't paid, it can file a lien. The title company finds it through the City's lien and assessment search and pays it from the sale proceeds.
How much are doc stamps on a Kissimmee sale?
70 cents per $100 of the price, so $2,450 on a $350,000 sale. Everyone on the deed is liable for the tax; the contract decides who actually pays.
More for Kissimmee sellers
Your situation
Sources
Official pages we used for the local facts on this page, checked October 19, 2026.
- Ninth Judicial Circuit of Florida (Orange and Osceola counties)
- Ninth Judicial Circuit, Contact (Jon B. Morgan Osceola County Courthouse)
- Ninth Judicial Circuit, Probate/Guardianship/Mental Health Court
- Osceola County Clerk, online foreclosure auction FAQ (RealForeclose)
- Osceola County Tax Collector, Tax Certificate Information
- Osceola County Tax Collector, Real Estate Taxes
- Osceola County Clerk, online tax deed auction FAQ (RealTaxDeed)
- City of Kissimmee, Code Enforcement & Compliance
- City of Kissimmee, Request a Lien/Assessment Search
- Osceola County Tax Collector, Tourist Development Taxes
- Florida Department of Revenue, Documentary Stamp Tax
- Florida Statutes 735.201, summary administration
- HUD housing counselor search, within 10 miles of Kissimmee
This page is general information, not legal or tax advice. Rules, rates and sale dates change; confirm with the office linked above, an attorney, a tax professional or a HUD-approved housing counselor. Last reviewed October 19, 2026.
Get your Kissimmee cash offer
Tell us about the house, including whether it has been a vacation rental and any auction date, tax certificate or City lien you know about, and we'll follow up with a written cash offer. No obligation, no pressure.
- A written, no-obligation cash offer
- No repairs, fees, or commissions
- Close in as little as 7 days
- Zero obligation to accept
Tell us about your property
Less than 2 minutes. No inspections needed.