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Highlands County Property Records

What Is Highlands County Property Records

Property records in Highlands County are official documents that record ownership, transfers, and encumbrances of real property (land and buildings) within the county's jurisdiction. These records serve as the authoritative documentation of property ownership and interests throughout Highlands County, Florida. Pursuant to Florida Statutes § 695.01, all conveyances, transfers, and mortgages of real property must be recorded in the official records to be valid against subsequent purchasers.

The primary purposes of Highlands County property records include:

  • Establishing legal ownership and chain of title
  • Providing public notice of property interests
  • Protecting property rights of owners and lienholders
  • Facilitating real estate transactions
  • Supporting property tax assessment and collection

The Highlands County Clerk of Courts maintains the official property records for the county, serving as the custodian of deeds, mortgages, liens, and other documents affecting real property. Florida law requires the Property Appraiser to update property values annually, ensuring accurate assessment for taxation purposes.

Property records in Highlands County provide essential information for property owners, potential buyers, real estate professionals, lenders, and government agencies. These records form the foundation of real property ownership rights and facilitate the orderly transfer of real estate within the county.

Are Property Records Public Information In Highlands County?

Property records in Highlands County are indeed public information, accessible to all citizens under Florida law. The Florida Public Records Act, codified in Chapter 119 of the Florida Statutes, establishes that all records made or received by any public agency in the course of its official business are available for public inspection. This explicitly includes property records maintained by county officials.

The legal basis for public access to property records includes:

  • Property ownership is fundamentally a matter of public record
  • Florida's recording statutes require public access to promote transparency
  • Public access to property records serves the public interest by facilitating informed real estate transactions
  • Any person may access property records without demonstrating a specific interest or reason

The Highlands County Clerk of Courts serves as the official custodian of public records related to real property in the county. Under Florida Statutes § 28.222, the clerk is required to record and maintain all instruments relating to the title of real property, making these records available for public inspection.

Members of the public may access property records through in-person visits to county offices, online portals, or by submitting formal records requests. While access to the records is guaranteed by law, reasonable fees may be charged for copies or certified documents as permitted under Florida's public records statutes.

How To Search Property Records in Highlands County in 2026

Highlands County offers multiple methods for searching property records. Members of the public may utilize the following procedures to access property information:

Online Search Portal:

  1. Visit the Highlands County Clerk of Courts official website
  2. Navigate to the "Official Records Search" section
  3. Enter search criteria such as property owner name, property address, or parcel identification number
  4. Review search results and select desired records
  5. Download or print available documents

In-Person Search:

  1. Visit the Official Records Department at the Highlands County Courthouse
  2. Request assistance from records staff
  3. Provide search criteria to locate specific property records
  4. Review records on public access terminals
  5. Request copies of relevant documents (fees may apply)

Written Request:

  1. Complete a public records request form (available on the clerk's website)
  2. Specify the property records being requested
  3. Submit the request via email, mail, or in person
  4. Pay applicable fees for document reproduction
  5. Receive requested records via preferred delivery method

Property Appraiser Search:

  1. Access the Highlands County Property Appraiser website
  2. Use the property search function to locate parcels
  3. View property assessment information, ownership details, and tax values
  4. Access property maps and aerial photographs
  5. Print property record cards containing detailed information

Tax Collector Records:

  1. Visit the Highlands County Tax Collector's Office website
  2. Search for property tax records using owner name or parcel number
  3. Review tax payment history and current tax status
  4. Access tax certificates and delinquent tax information
  5. Print tax receipts and payment confirmations

Highlands County Clerk of Courts
590 S. Commerce Avenue
Sebring, FL 33870
(863) 402-6565
Highlands County Clerk of Courts

How To Find Property Records in Highlands County Online?

Highlands County provides comprehensive online access to property records through several official portals. The digital systems allow for efficient searching of property information without visiting county offices in person.

The primary online resources for accessing Highlands County property records include:

  1. Highlands County Clerk of Courts Official Records Search

    • Navigate to the Highlands County Clerk of Courts website
    • Select "Official Records Search" from the main menu
    • Use the search interface to query by:
      • Owner name (current or previous)
      • Property address
      • Document type (deed, mortgage, lien, etc.)
      • Recording date range
      • Book and page number
      • Instrument number
    • View document images online
    • Print or download records as needed

  2. Highlands County Property Appraiser's Property Search

    • Access the Property Appraiser's website
    • Select the "Property Search" function
    • Search by:
      • Owner name
      • Property address
      • Parcel identification number
      • Subdivision name
    • View detailed property information including:
      • Ownership history
      • Property characteristics
      • Assessment values
      • Exemption status
      • Land use codes
      • Building details

  3. Highlands County Tax Collector's Property Tax Records

    • Visit the Tax Collector's online portal
    • Search by owner name or parcel number
    • Access current and historical tax information
    • View payment status and history
    • Access tax deed information

  4. Highlands County Planning and Zoning Records

    • Access the Planning Division website
    • Search for zoning information and land use designations
    • View comprehensive plan information
    • Access subdivision plats and development plans

  5. Highlands County Building Department Records

    • Visit the Zoning Division website
    • Search for building permits and inspections
    • Access code enforcement records
    • View certificates of occupancy

These online resources are available 24/7 and provide immediate access to most property records. For specialized searches or older records not available online, users may need to contact the appropriate county office directly.

How To Look Up Highlands County Property Records for Free?

Highlands County provides several no-cost options for accessing property records. Members of the public may utilize these free resources to obtain basic property information without incurring fees.

The following methods allow for free access to Highlands County property records:

  1. Public Access Terminals

    • Visit the Highlands County Courthouse during regular business hours
    • Use self-service computer terminals in the Clerk's Office
    • Search official records without charge
    • View document images on screen
    • Note: Printing or obtaining certified copies will incur fees

  2. Highlands County Property Appraiser's Website

    • Access the Property Appraiser's online search portal
    • Search by owner name, address, or parcel number
    • View comprehensive property information at no cost:
      • Property ownership details
      • Assessment values
      • Tax exemption status
      • Building characteristics
      • Land information
      • Sales history
      • Property maps

  3. Highlands County Clerk's Online Records Search

    • Visit the Highlands County Clerk of Courts website
    • Use the public records search function
    • Access basic document information without fees
    • View index information for recorded documents
    • Note: Some document images may require payment to view

  4. Tax Collector's Property Search

    • Access the Tax Collector's website
    • Search property tax records by owner or parcel number
    • View current tax status and payment information
    • Access tax deed information

  5. In-Person Research Assistance

    • Visit the Official Records Department at the courthouse
    • Request assistance from records staff
    • Receive guidance on searching public records
    • View records in person without charge

Highlands County Courthouse
430 S. Commerce Avenue
Sebring, FL 33870
(863) 402-6500
Highlands County Government

While basic access to property records is free, fees may apply for copies, certified documents, or extensive research assistance. The fee schedule is established pursuant to Florida Statutes § 28.24, which authorizes clerks to charge reasonable fees for copies of public records.

What's Included in a Highlands County Property Record?

Highlands County property records encompass a comprehensive collection of documents and information related to real property within the county. These records distinguish between real property (land and permanently attached structures) and personal property (movable assets), with different county offices maintaining specific types of records.

Property records in Highlands County typically include the following information:

Ownership Documents:

  • Deeds (warranty, quitclaim, special warranty)
  • Property transfer instruments
  • Certificates of title
  • Trustee deeds
  • Executor's deeds
  • Tax deeds

Financial Encumbrances:

  • Mortgages and mortgage satisfactions
  • Construction liens and releases
  • Judgment liens
  • Tax liens (federal, state, local)
  • Mechanics' liens
  • Homeowners association liens

Legal Instruments:

  • Easements and rights-of-way
  • Restrictive covenants
  • Condominium declarations
  • Homeowners association documents
  • Land use restrictions
  • Conservation easements

Property Characteristics:

  • Legal description of property
  • Parcel identification number
  • Property boundaries
  • Lot size and dimensions
  • Building specifications
  • Property improvements
  • Land use classification

Assessment Information:

  • Market value
  • Assessed value
  • Taxable value
  • Exemption status (homestead, senior, disability)
  • Tax millage rates
  • Annual tax amounts

Historical Data:

  • Previous owners
  • Sales history with transaction dates
  • Prior sale prices
  • Historical property values
  • Building permit history
  • Property use changes

The Florida Department of Revenue provides oversight for property assessment practices through its Property Tax Oversight program, ensuring consistency in record-keeping across all 67 Florida counties, including Highlands County.

Pursuant to Florida Statutes § 119.07, these records are maintained by multiple county offices including the Clerk of Courts, Property Appraiser, Tax Collector, and various departments within Highlands County government. The specific content and format of property records are governed by state law and local ordinances to ensure accuracy and completeness.

How Long Does Highlands County Keep Property Records?

Highlands County maintains property records according to retention schedules established by Florida law. The Florida Department of State's Division of Library and Information Services sets these retention requirements through the General Records Schedule GS1-SL for State and Local Government Agencies.

Property records in Highlands County are retained according to the following schedules:

Permanent Retention:

  • Deeds and property transfers
  • Mortgages and satisfactions
  • Plats and surveys
  • Easements and rights-of-way
  • Restrictive covenants
  • Condominium declarations
  • Property assessment rolls
  • Tax rolls

Long-Term Retention (10+ Years):

  • Building permits (10 years after issuance)
  • Certificates of occupancy (10 years after issuance)
  • Code enforcement records (5 years after case closure)
  • Variance applications (10 years after decision)
  • Zoning changes (permanent)
  • Comprehensive plan amendments (permanent)

Medium-Term Retention (3-10 Years):

  • Tax payment records (5 years)
  • Property inspection reports (5 years)
  • Temporary use permits (5 years after expiration)
  • Building plans (retention varies by building type)
  • Environmental assessments (5 years)

Short-Term Retention (Less than 3 Years):

  • Routine correspondence (3 years)
  • Public information requests (1 year)
  • Temporary notices (1 year)

The Highlands County Clerk of Courts, as the official records custodian, maintains permanent property records indefinitely. These records are preserved through multiple methods including:

  • Digital archiving with redundant backups
  • Microfilm preservation for older records
  • Climate-controlled storage for original documents
  • Regular verification and quality control processes

Florida Statutes § 28.31 mandates that clerks of court maintain a system to permanently preserve records, ensuring that property records remain accessible regardless of age. The Highlands County Clerk of Courts has implemented comprehensive preservation strategies to protect these vital records.

For specific retention information about particular property records, members of the public may contact the Records Management Department at the Highlands County Clerk's Office.

How To Find Liens on Property In Highlands County?

Locating liens on property in Highlands County requires searching official records maintained by various county offices. Liens represent legal claims against property that must be satisfied when the property is sold or refinanced.

To find liens on Highlands County property, interested parties may utilize the following methods:

  1. Official Records Search through Clerk of Courts

    • Access the Highlands County Clerk of Courts website
    • Navigate to the Official Records Search function
    • Search by property owner name or property address
    • Filter results by document type:
      • Judgment liens
      • Tax liens
      • Construction liens
      • Homeowners association liens
      • Code enforcement liens
      • Child support liens
    • Review documents to verify lien status (active or satisfied)

  2. Tax Collector's Office Search

  3. In-Person Search at County Offices

    • Visit the Official Records Department at the Highlands County Courthouse
    • Request a lien search for the specific property
    • Provide the legal description or parcel identification number
    • Review results with assistance from records staff
    • Obtain certified copies of lien documents if needed

  4. Code Enforcement Liens

    • Contact the Highlands County Code Enforcement Department
    • Request information about any code violations or liens
    • Provide the property address for verification
    • Check status of any enforcement actions

  5. Federal Tax Lien Search

    • Search federal tax liens at the Highlands County Clerk's Office
    • Federal tax liens are filed at the county level
    • Search by property owner name
    • Verify if liens have been satisfied or released

Highlands County Clerk of Courts - Official Records
590 S. Commerce Avenue
Sebring, FL 33870
(863) 402-6565
Highlands County Clerk of Courts

For comprehensive lien searches, particularly for real estate transactions, many professionals recommend obtaining a title search from a licensed title company. Title searches provide a complete examination of all recorded documents affecting the property, including liens that might not be immediately apparent through basic searches.

What Is Property Owner Rule In Highlands County?

The Property Owner Rule in Highlands County refers to the legal framework governing property ownership rights and responsibilities within the jurisdiction. This rule encompasses various regulations established by Florida state law and Highlands County ordinances.

Key components of the Property Owner Rule in Highlands County include:

Ownership Rights and Restrictions:

  • Property owners possess the right to use, enjoy, and dispose of their property within legal limitations
  • Ownership rights are subject to zoning regulations established by the Highlands County Zoning Division
  • Property use must conform to land use designations in the comprehensive plan overseen by the Planning Division
  • Owners must comply with deed restrictions, covenants, and easements recorded against their property

Disclosure Requirements:

  • Pursuant to Florida Statutes § 689.261, sellers must disclose known defects and material facts affecting property value
  • Highlands County requires disclosure of flood zone status, environmental hazards, and code violations
  • Property owners must disclose the presence of sinkholes, contamination, or other environmental issues
  • Failure to disclose material facts may result in legal liability

Property Tax Obligations:

  • Property owners are responsible for paying annual property taxes assessed by the county
  • Tax rates are determined by millage rates set by various taxing authorities
  • Homestead exemptions and other tax benefits are available to qualified property owners
  • Delinquent taxes may result in tax certificate sales and eventually tax deed sales

Maintenance Requirements:

  • Property owners must maintain their property in compliance with county codes
  • Minimum maintenance standards include controlling vegetation, maintaining structures, and preventing nuisances
  • Failure to maintain property may result in code enforcement actions and fines
  • Abandoned properties are subject to special monitoring and enforcement

Development Regulations:

  • Property owners must obtain permits before constructing or substantially modifying structures
  • Development must comply with building codes, environmental regulations, and land use restrictions
  • Impact fees may apply to new development to offset infrastructure costs
  • Historic properties may be subject to additional preservation requirements

The Property Owner Rule is enforced through various county departments including Code Enforcement, Building Department, and the Property Appraiser's Office. Property owners seeking clarification on specific regulations should contact the appropriate county department or consult with a real estate attorney familiar with Highlands County regulations.

Lookup Property Records in Highlands County

Highlands County Property Appraiser

Tax Deed Information

Highlands County Clerk of Courts

Highlands County Tax Collector's Office

Highlands County Planning Division

Highlands County Zoning Division

Florida Department of Revenue Property Tax Oversight

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