Kissimmee, St. Cloud, Belle Isle and Orlando side by side: 2025 tax rates, 2026 school grades, Zillow home values and Census income and commute figures.

Last checked Oct. 9, 2026. Sources: the Florida Department of Revenue’s 2025 Comparison of Taxes Levied for Osceola and Orange counties and its 2025 Property Tax Data Book, the Osceola County Property Appraiser’s final millage rates, the Florida Department of Education’s 2026 school grades, the School District of Osceola County’s 2026-27 attendance zones, Zillow Research, the Census Bureau’s 2020-2024 American Community Survey (QuickFacts links below) and each city’s own service pages.

St. Cloud is the only incorporated city among the places our site lists as Kissimmee’s neighbors; the rest, such as Buenaventura Lakes, Hunters Creek and Celebration, are unincorporated communities. So this page compares Kissimmee with St. Cloud, about 9 miles east, and the next two nearest cities with more than 5,000 residents, Belle Isle, about 12 miles north, and Orlando, about 12 miles north. Distances are between the Census Bureau’s internal points for each city. Kissimmee and St. Cloud are in Osceola County; Belle Isle and Orlando are in Orange County, which changes the county rate, the school district and the property appraiser.

Every figure below is official or from Zillow’s published index, with the same year for all four cities. There is no verdict at the end: the right city depends on the address.

What this means for you

  • Taxes: the city levy for 2025 runs from 4.6253 mills in Kissimmee to 6.65 in Orlando, but county and school rates differ more between the two counties.
  • Schools: Osceola’s district earned a B for 2026 and Orange’s an A; individual schools vary more than that.
  • Home values: Zillow’s August 2026 typical value was lowest in Kissimmee, $355,971, and highest in Belle Isle, $535,100.

Part of our Kissimmee neighborhoods guide.

Property taxes

Rates are in mills, $1 for every $1,000 of taxable value, for the 2025 tax year (the 2025-26 budget year), the latest year published for all four cities. From the Department of Revenue’s county tables and data book:

Taxing authority Kissimmee St. Cloud Belle Isle Orlando
City 4.6253 5.1128 4.7845 6.6500
County government 7.2500 7.2500 4.4347 4.4347
School board 5.3060 5.3060 6.4490 6.4490
City, county and school 17.1813 17.6688 15.6682 17.5337

Osceola County’s 7.25 mills include its library district and Save Osceola levies. Inside Kissimmee and St. Cloud, bills also carry the South Florida Water Management District’s 0.2301 mills, for totals of 17.4114 and 17.8989, according to the Property Appraiser’s 2025 final rates. For 2026 the Osceola totals are 17.3824 and 17.8699, after the school rate fell to 5.277. Bills inside Belle Isle and Orlando also carry the Orange County Library District and a water management district levy, which depend on location, so the table stops at city, county and school.

Florida’s homestead exemption is state law and applies the same way in all four cities. More on Osceola County bills in our property taxes guide.

Chart: city tax rates

Bar chart of city operating tax rates for the 2025 tax year: Kissimmee 4.6253 mills, St. Cloud 5.1128, Belle Isle 4.7845, Orlando 6.6500

Schools

Kissimmee and St. Cloud are served by the School District of Osceola County, Belle Isle and Orlando by Orange County Public Schools. The Florida Department of Education’s 2026 district grades: Osceola B (64% of possible points) and Orange A (68%).

High schools zoned for homes in each Osceola city, with 2026 grades. For Kissimmee the share is of homes, from the city’s parcel layer; for St. Cloud it is of land inside city limits, from Osceola County’s city limits layer, matched to the district’s 2026-27 zone files:

City Zoned high school Share Florida 2026 grade
Kissimmee Osceola High 65% of homes C
Kissimmee Gateway High 18% of homes B
Kissimmee Poinciana High 8% of homes B
Kissimmee Celebration High 6% of homes B
Kissimmee Liberty High 4% of homes C
St. Cloud St. Cloud High 62% of land C
St. Cloud Nova Lakes High (grades 9-11) 23% of land New for 2026-27
St. Cloud Harmony High 14% of land B

Nova Lakes High’s zone covers grades 9 to 11 in 2026-27; seniors in that zone stay at Harmony High. Orange County Public Schools assigns schools by address through its Find My School tool, and we did not have its zone files, so Belle Isle and Orlando have no rows. More in our schools guide.

Home values

From the Zillow Home Value Index by city, a modeled typical value for the middle third of homes, not a sale price:

City August 2026 August 2025 Change
Kissimmee $355,971 $367,709 -3.2%
St. Cloud $389,676 $402,992 -3.3%
Belle Isle $535,100 $525,917 +1.7%
Orlando $371,120 $376,459 -1.4%

Chart: typical home values

Bar chart of the typical home value by city in August 2026 from Zillow: Kissimmee $355,971, St. Cloud $389,676, Belle Isle $535,100, Orlando $371,120

Population, income and commute

From the Census Bureau’s 2020-2024 American Community Survey five-year estimates, the same vintage for all four (QuickFacts: Kissimmee, St. Cloud, Belle Isle, Orlando):

Kissimmee St. Cloud Belle Isle Orlando
Population 81,479 65,130 7,444 319,758
Median household income $53,758 $83,174 $104,559 $72,336
Median value, owner-occupied homes $304,400 $356,200 $526,600 $394,100
Owner-occupied share of occupied homes 46.3% 72.5% 90.9% 39.5%
Mean travel time to work 33.7 minutes 35.9 minutes 27.7 minutes 26.2 minutes

The Census home value is what owners estimate their homes are worth, averaged over five years, so it runs below Zillow’s 2026 figures.

City services

Service Kissimmee St. Cloud Belle Isle Orlando
Police Kissimmee Police Department St. Cloud Police Department (city directory) Belle Isle Police Department (resident packet) Orlando Police Department
Trash and recycling City Solid Waste Division (schedule) City Solid Waste Division (city directory) JJ’s Waste and Recycling, under city contract (resident packet) City Solid Waste Division

Kissimmee, St. Cloud and Orlando each run a fire department: the Kissimmee Fire Department, St. Cloud Fire Rescue, with five stations in the city directory, and the Orlando Fire Department. Belle Isle’s 2026 resident packet does not name a fire provider; ask City Hall.

How to check an address

How we built this

Kissimmee’s neighbors list on this site includes only one incorporated city, St. Cloud. Lake Buena Vista and Bay Lake are closer than Belle Isle and Orlando but have far fewer than 5,000 residents, and Edgewood, about 13 miles north, has fewer than 5,000, so they are not included. Tax rates are the adopted 2025 rates from the Department of Revenue; school grades are the state’s 2026 grades; Zillow values are for August 2026; and Census figures are the 2020-2024 estimates, pulled from the Census Bureau’s data API on Oct. 9, 2026.

Frequently asked questions

Are property taxes higher in Kissimmee or St. Cloud?

St. Cloud’s city rate is higher. For the 2025 tax year the total rate inside city limits was 17.4114 mills in Kissimmee and 17.8989 mills in St. Cloud, according to the Osceola County Property Appraiser; the only difference is the city levy, 4.6253 against 5.1128.

What is the typical home value in Kissimmee compared with Orlando?

Zillow put the typical home at $355,971 in Kissimmee and $371,120 in Orlando in August 2026. St. Cloud was $389,676 and Belle Isle $535,100.

Which school district serves Kissimmee and which serves Orlando?

Kissimmee and St. Cloud are in the School District of Osceola County, graded B by Florida for 2026. Orlando and Belle Isle are in Orange County Public Schools, graded A.

How long is the commute from Kissimmee?

The Census Bureau’s 2020-2024 American Community Survey puts the mean travel time to work for Kissimmee residents at 33.7 minutes, against 35.9 in St. Cloud, 27.7 in Belle Isle and 26.2 in Orlando.

Who picks up trash in Kissimmee, St. Cloud, Belle Isle and Orlando?

Kissimmee, St. Cloud and Orlando each run a city solid waste division. Belle Isle contracts with JJ’s Waste and Recycling, according to the city.