Highlands County property tax records are public files that show who owns each parcel in the county, how much it is worth for tax purposes, which exemptions apply, and how much tax was paid each year. The Property Appraiser’s office in Sebring builds and updates these records.
The Tax Collector’s office uses them to send bills and track payments. Any person can look at these records for free. You do not need to live in Florida, own property, or give a reason for your search. This page covers how to find the records, what each field means, and how to use the records for tasks like checking an assessment, paying a bill, or filing an appeal.
The Two Main Offices That Hold Your Records
Two county offices in Highlands County handle property tax records. Each office has a separate job. Learning what each one does helps you reach the right place when you have a question about your parcel or your bill.
Highlands County Property Appraiser
The Highlands County Property Appraiser sets the value of every property in the county as of January 1 each year. The office sits at 501 South Commerce Avenue in Sebring, Florida 33870. The main phone number is (863) 402-6655. The fax line is (863) 402-6709. Office hours run Monday through Friday from 8:30 a.m. to 4:30 p.m. The appraiser decides the just value of homes, land, commercial buildings, and business equipment. The office also approves exemptions, decides which parcels qualify for agricultural classification, and keeps parcel maps up to date. Each fall, the appraiser sends the final list of values to the Tax Collector. That list is the tax roll, and it is the basis for every tax bill in the county.
Highlands County Tax Collector
The Highlands County Tax Collector sends out tax bills and receives payments. The office is at 540 South Commerce Avenue in Sebring, Florida 33870. Call (863) 402-6685 for payment help. The Tax Collector does not set values. The Tax Collector works from the tax roll that the Property Appraiser turns in each October. After the roll is final, the Tax Collector prints bills in early November. The Tax Collector also handles installment plans, delinquent accounts, tax certificate sales, and tax deed auctions.
How These Two Offices Connect
The Property Appraiser and the Tax Collector work in a clear yearly order. The appraiser closes the tax roll in October. The Tax Collector mails bills in November. Bills are due by March 31 of the next year. The Tax Collector offers early payment discounts each month from November through February. After April 1, the Tax Collector starts the tax certificate process on unpaid accounts. Knowing this timeline helps property owners avoid late fees and lost discounts.
How to Search Property Tax Records Online
The fastest way to pull up a parcel is through the Property Appraiser’s online search tool. The tool is free, runs around the clock, and works from any device with a web browser. The database covers every parcel in Highlands County, from lakefront homes in Sebring to ranch land near Lake Placid.
Search by Parcel Number
Parcel numbers give the most exact result. A Highlands County parcel number has a format that includes the section, township, range, and a unique block and parcel code. If you have the parcel number from a deed, a tax bill, or a closing document, type it into the search box with no dashes. The parcel detail page will load right away. The detail page shows the owner’s name, the property address, legal description, land size, building size, year built, assessed value, taxable value, exemptions, and a multi-year tax history.
Search by Owner Name
Searching by owner name works well when you do not know the parcel number. Type the last name first, then the first name. The search returns a list of parcels linked to that owner. Highlands County property tax records by owner name can show multiple parcels if the person owns land in different parts of the county. Click any parcel in the list to open the full record.
Search by Address
Highlands County property tax records search by address is useful for buyers, real estate agents, and neighbors. Type the house number and street name. The search works with full street addresses. The result page shows the parcel, the owner, the most recent sale date, and the current assessed value. This search method is a quick way to check a property before making an offer or starting renovations.
What Each Record Shows
A parcel detail page contains a set of standard fields. Just value is the appraiser’s estimate of market value as of January 1. Assessed value is the value used to calculate tax, after any limits. Taxable value is the value left after exemptions. The record also shows land use code, acreage, building square footage, year built, last sale date and price, and any active exemptions. The tax history section lists every year the parcel was on the roll, the millage rate, the total tax billed, and whether the bill was paid or went delinquent.
Types of Records You Can Get
The Property Appraiser and the Tax Collector keep different kinds of records. Each one serves a separate purpose. Knowing which record you need saves time.
Current Assessment Records
Current assessment records show the value the appraiser has set for the current tax year. These records are the starting point for any appeal. They include land value, building value, any agricultural classification, and any applied exemptions. You can view current assessment records online at no cost.
Tax History and Payment Records
Highlands County FL property tax history lookup tools let you see the tax bill, the amount paid, and the date of payment for past years. The Tax Collector’s website shows the past five years of payment data. Older years are on file at the Tax Collector’s office. This record is useful when you need proof of payment for a closing, an income tax itemization, or a mortgage payoff.
Exemption and Classification Files
Exemption files include the original application, supporting documents, and approval letters for each exemption on a parcel. Agricultural classification files include the land use application, the agricultural plan, and the appraiser’s notes. These files are public, but the office may charge a copying fee.
Tangible Personal Property Records
Business owners in Highlands County must file a Tangible Personal Property return each year. The return lists furniture, equipment, and fixtures. The TPP record is part of the parcel file. Each year, businesses that file on time get a $25,000 exemption. The TPP record is open to the public.
How to Read a Property Tax Record
A property tax record contains many numbers and codes. Knowing what each field means helps you check for errors and plan your tax budget.
Just Value, Assessed Value, Taxable Value
Just value is the appraiser’s opinion of the property’s market value as of January 1. Assessed value is the value the appraiser uses for tax calculation. The Save Our Homes cap can make the assessed value lower than the just value. Taxable value is the value left after all exemptions. The tax bill is based on taxable value, not just value.
Exemptions That Lower the Bill
Each exemption on a record reduces the taxable value by a set amount. A homestead exemption of $50,000, a senior exemption, and a disability exemption can all apply to the same parcel. The record lists each exemption with its dollar amount. The total of all exemptions is shown as a single number on the assessment page.
Millage Rates and Tax Calculation
Millage rates are set by the county, the school board, the water district, and other local agencies. One mill equals $1 of tax for every $1,000 of taxable value. The appraiser’s record shows the combined millage rate for the parcel. Multiply the taxable value by the combined rate, then divide by 1,000. The result is the total tax bill. The TRIM notice mailed each August shows this calculation in detail.
Property Tax Exemptions in Highlands County
Florida offers a wide set of property tax exemptions. Each one has its own rules, deadlines, and forms. Most exemptions are applied for through the Property Appraiser’s office.
Homestead Exemption
Any Florida resident who owns and lives in a home as a permanent residence on January 1 can apply for homestead. The first $25,000 of homestead removes value from all tax levies. A second $25,000 applies to values between $50,000 and $75,000 and covers all levies except school taxes. The deadline to apply is March 1 of the tax year. New owners can file at closing or any time before the deadline. Once homestead is on the parcel, the Save Our Homes cap limits future assessment increases.
Save Our Homes Cap and Portability
The Save Our Homes cap limits the yearly growth of the assessed value to 3% or the rate of inflation, whichever is lower. Portability lets you move the difference between your assessed value and market value from your old Florida homestead to a new homestead. The cap stays with the new parcel for the rest of the owner’s life, as long as the owner keeps the homestead. To claim portability, file a new homestead application on the new property and ask the appraiser to calculate the portability benefit.
Senior, Veteran, and Disability Exemptions
Highlands County homeowners over 65 with low household income can get an extra exemption. Veterans with service-connected disabilities can get a reduction based on the disability rating. Surviving spouses of veterans and first responders who died in the line of duty can get a full exemption on the homestead. People who are totally and permanently disabled can get a similar exemption. Each program has its own form and proof requirements. Call the Property Appraiser at (863) 402-6655 for the right form.
Appealing Your Property Assessment
Any property owner who thinks the appraiser’s value is too high can file an appeal. The Value Adjustment Board hears appeals in each Florida county. You do not need a lawyer to file.
The TRIM Notice
Each August, the Property Appraiser mails a Truth in Millage notice to every property owner. The TRIM notice shows the proposed value for the coming year, the millage rates from each taxing agency, and an estimate of the tax bill. Read the TRIM notice as soon as it arrives. The deadline to file a petition is 25 days from the mailing date on the notice. Missing the deadline ends your right to appeal that year.
Filing a VAB Petition
You file a petition with the Highlands County Value Adjustment Board. The petition form is on the Florida Department of Revenue website and at the Clerk of Court’s office. You can file online, by mail, or in person. State the reason for your appeal and the value you think the property should have. A filing fee may apply. After the petition is filed, the clerk schedules a hearing.
What Happens at the Hearing
Hearings are held at the Highlands County Government Center. A special magistrate runs the hearing. The magistrate is a state-certified official. Bring evidence that supports a lower value. Comparable sales within the last 12 to 24 months, a private appraisal, photos of property defects, and repair estimates all help. The appraiser’s value carries a presumption of correctness. The burden of proof is on the property owner. The magistrate writes a recommendation that the Value Adjustment Board then approves or rejects.
Paying Property Taxes in Highlands County
Property taxes in Highlands County are due once a year on November 1 and become late on April 1. The Tax Collector offers discounts for early payment.
Discount Schedule
Florida law sets a four-month discount window. Pay in November and save 4%. Pay in December and save 3%. Pay in January and save 2%. Pay in February and save 1%. From March 1 to March 31, the full amount is due with no discount. After March 31, no payments are accepted by the Tax Collector. The county then holds a tax certificate sale on each unpaid account.
| Payment Month | Discount | Total Due on $2,000 Bill |
|---|---|---|
| November | 4% | $1,920 |
| December | 3% | $1,940 |
| January | 2% | $1,960 |
| February | 1% | $1,980 |
| March | 0% | $2,000 |
Payment Methods
You can pay in person at the Tax Collector’s office in Sebring. The office accepts cash, check, money order, and credit cards. A convenience fee applies to card payments. You can pay by mail with a check or money order. The mailing address is the same as the office address. You can pay online through the Tax Collector’s website using an e-check at no extra cost or a credit card with a fee. You can pay by phone with a card for a fee.
Delinquent Taxes and Tax Certificates
When taxes are not paid by March 31, the Tax Collector holds a public tax certificate sale. Investors bid on certificates. Each certificate earns interest for the buyer. The property owner has two years to pay off the certificate plus interest. If the owner does not pay, the certificate holder can file for a tax deed. The court then orders a public sale of the property. The owner can lose the property to the highest bidder at the tax deed auction. Keeping taxes current avoids this outcome.
Installment Payment Plan
Property owners who want to spread payments across the year can join the installment plan. The plan divides the annual bill into four payments. The first payment is due in June. The second in September. The third in December. The fourth in March. The plan includes a discount equal to the early payment discount. You must enroll by April 30. Call the Tax Collector at (863) 402-6685 to sign up.
Accessing Older and Archived Records
Florida’s public records law covers all Highlands County property tax records. The law applies to current data and to records from past years.
Florida Public Records Law
Chapter 119 of the Florida Statutes gives every person the right to see public records. No residency or citizenship is required. No reason needs to be stated. The right covers the Property Appraiser and the Tax Collector. The right covers assessment rolls, tax bills, exemption files, agricultural classification files, TPP returns, VAB filings, and recorded deeds. The law has a few narrow exceptions for personal information such as Social Security numbers.
Requesting Copies of Records
Most current records are free to view online. For records not posted online, contact the office that holds the record. The Property Appraiser charges for copies based on the cost of paper and toner. The Tax Collector charges the same. The office cannot charge for staff time spent looking up records. Send a written request that names the record, the parcel, and how you want to receive the copy. In-person requests are filled the same day in most cases. Mail requests take three to five business days.
Cities and Areas in Highlands County
Highlands County covers 1,106 square miles in south-central Florida. The county has three main cities: Sebring, Avon Park, and Lake Placid. Sebring is the county seat. The county also has smaller communities like Lake Josephine, DeSoto City, Spring Lake, and Venus. Every parcel in each of these areas is in the county tax roll. The Property Appraiser’s search tool covers the entire county, so the same lookup steps work for any address or owner.
Common Problems and How to Solve Them
Most property tax record issues in Highlands County have simple fixes. The list below covers the most common problems.
Name Change After Marriage or Divorce
Tax records show the owner’s legal name. A name change does not happen on the tax roll by itself. The change happens when the deed is recorded at the Clerk of Court. After the new deed is recorded, the appraiser updates the parcel within 30 days. To speed the update, send a copy of the new deed to the Property Appraiser’s office at 501 S. Commerce Ave., Sebring, FL 33870.
Errors in Property Details
Errors in land size, building size, or property features can lower or raise a tax bill. Check your record once a year after the TRIM notice arrives. If you spot an error, call the Property Appraiser at (863) 402-6655. The office will send an inspector to verify the data. Errors that lower the value lead to a refund. Errors that raise the value can be appealed.
Lost Tax Bill
The Tax Collector mails bills in early November. If you do not receive a bill by mid-November, check the Tax Collector’s website using your parcel number or address. The website shows the current bill. You can print a copy or pay directly from the page. The Tax Collector can also send a duplicate bill by email or mail if you call (863) 402-6685.
Contact Details for Highlands County Property Tax Offices
Use the contact list below when you need to reach the offices in person, by phone, or by mail.
| Office | Address | Phone | Hours |
|---|---|---|---|
| Highlands County Property Appraiser | 501 S. Commerce Ave., Sebring, FL 33870 | (863) 402-6655 | Mon���Fri, 8:30 a.m. to 4:30 p.m. |
| Highlands County Tax Collector | 540 S. Commerce Ave., Sebring, FL 33870 | (863) 402-6685 | Mon���Fri, 8:30 a.m. to 4:30 p.m. |
| Highlands County Clerk of Court (Recording) | 590 S. Commerce Ave., Sebring, FL 33870 | (863) 402-6591 | Mon���Fri, 8:30 a.m. to 4:00 p.m. |
| Value Adjustment Board (Appeals) | 600 S. Commerce Ave., Sebring, FL 33870 | (863) 402-6500 | Mon���Fri, 8:30 a.m. to 4:30 p.m. |
Frequently Asked Questions
The questions below cover the most common things people ask about Highlands County property tax records. Each answer gives clear steps and direct sources. The answers also cover details that often trip up first-time users of the system. Read through all the questions if you are buying property, paying a bill for the first time, or planning an appeal.
How do I find who paid property taxes on a specific parcel last year?
You can check payment history through the Tax Collector’s online search. Go to the Tax Collector’s website and enter the parcel number. The payment record shows every year the parcel had a tax bill, the amount billed, the amount paid, the date of payment, and the receipt number. Records go back at least five years online. For older records, call the Tax Collector at (863) 402-6685. The office staff can run a payment history for any parcel in the county. The history is public under Florida law, and no reason needs to be given for the request. A printed history costs the same per-page copy rate as other public records.
Can I look up property tax records for a home I plan to buy?
Yes. Property tax records are public. You can search the Property Appraiser’s website by address, owner name, or parcel number. The detail page shows the current assessed value, the taxable value, the exemptions on file, the last sale date, and the last sale price. You can also see the past three to five years of tax bills and whether they were paid on time. Use this data to confirm the seller is current on taxes and to spot any surprise assessments. A title company will do a full search at closing, but a free look at the public record gives you a head start.
What is the difference between the Property Appraiser and the Tax Collector?
The Property Appraiser sets the value of every property in Highlands County as of January 1 each year. The office also approves exemptions, classifies agricultural land, and maintains parcel maps. The Tax Collector sends bills and accepts payments based on the values the appraiser provides. The Tax Collector also handles delinquent taxes, tax certificates, and tax deed sales. The two offices do not overlap. If you have a question about your value, call the Property Appraiser at (863) 402-6655. If you have a question about your bill, call the Tax Collector at (863) 402-6685.
How do I appeal a property tax assessment I think is too high?
File a petition with the Highlands County Value Adjustment Board within 25 days of the TRIM notice mailing date. The TRIM notice arrives in August. The petition form is on the Florida Department of Revenue website. List the parcel number, the owner’s name, the value on the record, and the value you believe is correct. Pay the filing fee. A special magistrate will hold a hearing within 90 days. Bring comparable sales, a private appraisal, photos, and any other proof. The magistrate’s recommendation goes to the Value Adjustment Board for a final decision.
Are Highlands County property tax records free to view?
Yes. The Property Appraiser’s online search and the Tax Collector’s online payment portal are free to use. You can view current values, parcel details, exemption status, and tax history at no cost. You can also view records in person at the offices in Sebring at no charge. The offices may charge a small fee for printed copies. The fee covers paper and toner only. The offices cannot charge for staff time spent pulling up records. The fee for copies is set by Florida law.
What happens if I pay my property taxes late?
Taxes become late on April 1. From April 1 to mid-May, the Tax Collector holds a public auction of tax certificates on each unpaid parcel. Investors buy the certificates. The winning bidder earns interest. The property owner has two years to pay off the certificate plus interest. If the owner does not pay, the certificate holder can start a tax deed case. A court can order a public sale of the property. The original owner can lose the home to the highest bidder. To avoid this outcome, pay on time or join the installment plan before April 30.
How do I get a copy of a deed or a recorded document?
Deeds and recorded documents are kept by the Highlands County Clerk of Court. The Clerk’s office is at 590 S. Commerce Ave., Sebring, FL 33870. Many records are online through the Clerk’s Official Records search. You can view and print documents for a small fee. The fee is set by Florida statute. Older records from before the digital system may require an in-person visit. The Clerk’s staff can pull the record and make copies the same day in most cases.