Osceola County

Where Is Osceola County?

Osceola County is located directly south of Orange County. It covers approximately 1,506 square miles, making it one of the larger counties in the region by area, though much of its land area remains undeveloped, particularly in the southern and eastern portions.

Osceola County is bordered by Orange County to the north, Brevard County to the east, Indian River and Okeechobee counties to the south, and Polk and Highlands counties to the west. The county's western border touches Polk County, and ChampionsGate and Poinciana straddle this boundary.

Major Communities

• Kissimmee is the county seat and largest city. It has a diverse housing market ranging from established neighborhoods to new construction. Kissimmee's proximity to Walt Disney World and the tourist corridor makes it a popular area for both residents and investors.
• St. Cloud is a growing city east of Kissimmee with a historic downtown area, access to East Lake Tohopekaliga, and a mix of new and established housing.
• Celebration is a master-planned community originally developed by The Walt Disney Company. It is known for its walkable downtown, planned architecture, and proximity to Walt Disney World.
• ChampionsGate is a cross-county community straddling the Osceola/Polk County line along I-4. It features golf resorts, residential communities, and is one of the most active new-construction areas in the region.
• Sunbridge is a large-scale development south of Lake Nona in southern Orange/northern Osceola County. It is one of the most significant new-construction areas in the region with multiple builders and communities in various phases.
• Poinciana is a large, cross-county community spanning both Osceola and Polk counties. It is one of the largest master-planned communities in the region.
• Harmony is a master-planned community east of St. Cloud with its own town center, golf course, and mix of housing types.

Transportation

Osceola County is served by the Florida Turnpike, US 17-92, US 192, and I-4 (through the ChampionsGate area). Commute times to downtown Orlando from Kissimmee typically range from 25 to 45 minutes depending on traffic. St. Cloud residents may commute 35 to 55 minutes to downtown Orlando.

The SunRail commuter train currently terminates in Poinciana, with stations serving parts of Osceola County.

New Construction

Osceola County is one of the most active new-construction counties in the region. Major new-construction areas include Sunbridge, Kissimmee, Poinciana, and communities along the US 192 corridor. Builders including Lennar, KB Home, Pulte, Mattamy, Meritage, and Taylor Morrison have active communities in the county.

In 2026 the Sunbridge master plan is the biggest story in the county's new-home market: Del Webb Sunbridge and the family neighborhood of Weslyn Park are selling now, and Taylor Morrison's first Orlando-side neighborhood, Heron Bay, is priced from the mid-$500,000s with sales expected before the end of 2026. Lennar filed plans in October 2026 to join Sunbridge with a 546-home community from about $410,990 (planned, not yet selling). In St. Cloud, Highland Homes opened Phase 2 of The Crossings in August 2026 (from the high $300,000s), Ashton Woods is selling Tyson Reserve (from about $444,000, marketed with no CDD), Mattamy opened Lakeside at Satilla on August 31, 2026 (single-family from roughly $472,000), and active product runs across Waterlin (with Lennar, Dream Finders, and Perry Homes), Crossprairie (Meritage, Lennar, Jones Homes), Pulte's Bridgewalk and The Landings at Live Oak Lake, and the Kissimmee corridor (Tohoqua, Kindred, Westview, Hawks Run). List prices and incentives shift by quarter, so confirm the current sheet with each builder.

Things to Consider

• Osceola County includes significant tourist traffic, particularly along the US 192 and I-4 corridors near the theme parks.
• Some communities in southern Osceola County are farther from employment centers and retail. Research drive times for your specific destination.
• CDD fees are common in newer Osceola County communities. Factor these into your budget.
• Osceola County borders the Everglades headwaters, and some areas have wetland or flood considerations. Check specific property conditions.

Schools and Education

The School District of Osceola County serves Kissimmee, St. Cloud, Celebration, Harmony, and the Osceola side of Poinciana. Contact: www.osceolaschools.net, (407) 870-4000.

For the 2026-27 school year, Nova Lakes High School opened in St. Cloud, the county's first new high school in eight years, and new attendance zones took effect for Harmony, Tohopekaliga, and Nova Lakes high schools. The Choice application period ran November 20, 2025 through January 26, 2026, with a late window in February. For 2027-28, the Choice application period runs November 19, 2026 through January 25, 2027, with the arts magnet deadline January 8, 2027. Recent K-8 openings include Kindred K-8 (August 2025), Voyager K-8 in Sunbridge (2024-25), and Knightsbridge K-8 (August 2024).

School zones are address-based and can change. Verify the assignment for any specific address on the district's school zoning page.

What's New in Osceola County (November 2026)

These are verified developments from the past year that can affect a relocation decision. Planned projects are labeled as planned until construction starts. For the full rundown, see the Central Florida news page.

• Lennar joins Sunbridge: Lennar filed a preliminary subdivision plan in October 2026 for a 546-home community on about 245 acres south of Jack Brack Road in Sunbridge, adding to the master plan's pipeline of roughly 30,000 homes. See the Sunbridge new-construction guide.
• St. Cloud subdivision approved: Highland Homes gained county approval for a 401-unit subdivision on the Old Melbourne Highway corridor east of St. Cloud, with construction expected to start in early 2027 and deliveries in 2028.
• Heritage Project at Cross Prairie: St. Cloud's planned first downtown district, with about 2.7 million square feet of office and commercial space and more than 1,200 residential units, is slated to break ground in late 2026.
• New K-8 school planned: The school district is planning a new K-8 school off Hickory Tree Road in St. Cloud, with a buildout expected over the next 5 to 10 years.
• School tax referendum passes: Osceola voters approved the school property-tax measure on November 3, preserving local school funding.
• Water line work: Toho Water Authority began replacing the drinking-water pipe on Dyer Boulevard in St. Cloud on November 3, 2026, with lane closures expected during the work.
• South Lake Toho growth district: On September 15, 2026, the county approved Richland Communities' concept plan for the former Bronson cattle ranch south of Lake Tohopekaliga, a 3,216-acre community with at least 7,349 homes, commercial and industrial space, two community parks, and a potential marina. Construction is targeted to start around 2030, and the wider South Lake Toho district is entitled for more than 30,000 homes.
• Waterlin interchange: The developer of Waterlin, a St. Cloud master plan entitled for 17,000 homes, plans to start construction in 2027 on a new Florida's Turnpike interchange at Waterlin Boulevard, with a target opening in 2028, following the new Nolte Road interchange.
• St. Cloud retail growth: A roughly 250,000-square-foot shopping center anchored by a Walmart Supercenter is planned at East 192 and Narcoossee Road in St. Cloud, part of a wave of new retail along the E192 corridor.
• I-4 congestion relief: New congestion-relief lanes on I-4 from US 27 to World Drive opened in April 2025, about eight months early. FDOT continues widening about 7.5 miles east of US 27 and the larger I-4 Beyond the Ultimate program is adding express lanes from US 27 toward the ChampionsGate area. Expect construction zones along the corridor through the rest of the decade.
• Sunbridge acceleration: The roughly 27,000-acre master plan crossing the Orange-Osceola line says it will accelerate development in 2026. Del Webb Sunbridge and Weslyn Park total about 2,400 homes (roughly 1,400 delivered by May 2026), and Taylor Morrison broke ground on Heron Bay in May 2026. Full buildout could reach about 30,000 homes.
• Sunbridge pipeline: Pulte filed plans in September 2026 for a proposed second Del Webb community at Sunbridge, a gated 1,055-home active-adult neighborhood, and Toll Brothers and Pulte are planning a joint Neighborhood 7 with 436 lots (vertical construction expected late 2027). Tri Pointe Homes is planning its first Sunbridge community of 288 lots across from The Watershed amenity, and Neighborhood E, the Weslyn Park expansion south of Cyrils Drive, received Phase 1A approval for 156 homesites with construction expected to start in 2026. These are planned projects; confirm what is actually under construction before relying on a timeline.
• St. Cloud new phases: Highland Homes opened Phase 2 of The Crossings in August 2026 (single-family homes from about $395,900, plus bungalow and townhome collections), and Ashton Woods is selling Tyson Reserve with no CDD assessment. New phases continue to open across the Crossprairie and Waterlin areas as prior phases sell out.
• Poinciana Parkway extension: SR 538 (Poinciana Parkway) is a four-lane expressway as of 2024, and the Central Florida Expressway Authority has an extension from Ronald Reagan Parkway to CR 532 in design. The Osceola Parkway extension is slated to start construction in late 2025 or early 2026.
• SunRail: SunRail's southern terminus is at Poinciana, and FDOT is studying a 16-mile extension toward Haines City in Polk County, with proposed stations near Loughman and Davenport. No construction is announced.
• Water infrastructure: Toho Water Authority is expanding treated-water capacity from about 14 to 16 million gallons a day, doubling the Harmony treatment plant, and broke ground on a 400-million-gallon reservoir in February 2026 to support growth.
• Healthcare and tech: AdventHealth is moving forward with a new hospital at NeoCity South in St. Cloud, and Belgian chipmaker Magics Technologies chose Osceola County for its first U.S. expansion in 2026, locating near NeoCity.

Verification: FDOT (cflroads.com), Central Florida Expressway Authority, SunRail, Toho Water Authority, GrowthSpotter, Orlando Sentinel, and developer announcements. Last reviewed November 6, 2026.