Southwest Florida and the Heartland
Highlands County property records and hazards
Highlands County is home to about 109,800 people, and FEMA counts $19.7 billion in buildings there. FEMA's National Risk Index rates its overall natural-hazard risk "Relatively Moderate", higher than 89% of U.S. counties. For property, the costliest hazards here are hurricanes, strong wind and inland flooding: together about $35.4 million of expected building damage a year. Its incorporated cities and towns are Avon Park, Lake Placid and Sebring. 21 hurricanes have passed within 30 miles since 1851.1
What Highlands County faces most
Ranked by FEMA's National Risk Index: the hazards expected to do the most damage to buildings in this county each year, with each hazard's FEMA risk rating.
- 1
Hurricanes
Relatively HighThe local numbers
- FEMA rates hurricane risk in Highlands County "Relatively High" (score 95.7 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $12.9 million a year, the 38th-highest expected building loss from this hazard of 67 counties in the state.1
- 21 hurricanes passed within 30 miles of the county since 1851 (7 of them at Category 3 or stronger while nearby); counting tropical storms, 57 storms in all.2
- Strongest storm on record nearby: Ian (2022), at Category 4 strength (about 139 mph sustained) as it passed.2
- Most recent hurricanes nearby: Milton (2024), Category 2, Ian (2022), Category 4 and Irma (2017), Category 2.2
- 19 federal disaster declarations for hurricanes have included the county.3
What it means for a buyer or owner
Highlands County is inland, so hurricanes reach it as wind and heavy rain rather than surge; Ian (2022) still crossed nearby at Category 4 strength. Roof condition and tree cover decide most of the damage.
Ask for the roof's age and permit, any shutters or impact-rated windows, and a wind mitigation report.
In your report: the Storm history & wind sheet · Guide: Hurricanes, roofs and insurance
- 2
Strong wind
Very HighThe local numbers
- FEMA rates strong-wind risk in Highlands County "Very High" (score 99.8 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $12.1 million a year, the 4th-highest expected building loss from this hazard of 67 counties in the state.1
- 22 damaging-wind events in FEMA's record, about 0.6 a year.1
- 4 federal disaster declarations for severe storms.3
What it means for a buyer or owner
Severe thunderstorms bring damaging straight-line wind to Highlands County about 0.6 times a year; most claims are roofs, screens, cars and fallen trees.
Note the roof's age and material and the policy's wind or hail deductible.
In your report: the Storm history & wind sheet · Guide: Hurricanes, roofs and insurance
- 3
Inland flooding
Relatively ModerateThe local numbers
- FEMA rates inland flooding risk in Highlands County "Relatively Moderate" (score 78.4 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $10.4 million a year, the 39th-highest expected building loss from this hazard of 67 counties in the state.1
- FEMA's index maps about 230 square miles of the county inside the 1%-annual-chance floodplain it uses for inland flooding.1
- 13 inland flood events in FEMA's record, about 0.5 a year.1
What it means for a buyer or owner
Beyond the roughly 230 square miles of mapped floodplain in Highlands County, rain-driven flooding follows rivers, lakes, wetlands and canals, and it doesn't stop at the mapped lines: FEMA says more than 20% of flood insurance claims come from outside high-risk areas.
Ask whether the home has flooded or had a flood claim, and look at the lot's elevation in the report.
In your report: the Flood & hazard sheet · Guide: How to read a Florida flood zone
- 4
Tornadoes
Relatively ModerateThe local numbers
- FEMA rates tornado risk in Highlands County "Relatively Moderate" (score 82.5 of 100, compared with every U.S. county).1
- Expected damage to buildings: about $1.4 million a year, the 34th-highest expected building loss from this hazard of 67 counties in the state.1
- 21 tornadoes recorded in the county in FEMA's index (NOAA Storm Prediction Center records), about 0.9 a year.1
What it means for a buyer or owner
With roughly 0.9 tornadoes a year on record, Highlands County sees mostly brief, narrow touchdowns, often spun up by tropical systems and spring squall lines, so damage is very local. The same roof-to-wall connections that resist hurricane wind help here.
Check the roof covering, any hurricane straps or clips, and the insurer's windstorm deductible.
In your report: the Hazards (FEMA National Risk Index) sheet
Rules that apply in every Florida county, from the building code and wind-mitigation discounts to flood insurance, seller flood disclosure and sinkhole coverage: Florida rules for buyers and owners.
Hurricanes near Highlands County
21 hurricanes have come within 30 miles of Highlands County since 1851; the busiest decade was the 1870s, with 5. The 12 most recent are listed, with the strength NOAA recorded as each passed.2
| Year | Storm | Strength nearby | Closest approach | |
|---|---|---|---|---|
| 2024 | Milton | Category 2 | 18 mi | |
| 2022 | Ian | Category 4 | inside the county | |
| 2017 | Irma | Category 2 | 14 mi | |
| 2004 | Jeanne | Category 3 | inside the county | |
| 2004 | Frances | Category 2 | inside the county | |
| 2004 | Charley | Category 4 | 13 mi | |
| 1995 | Erin | Category 1 | 21 mi | |
| 1960 | Donna | Category 2 | 16 mi | |
| 1953 | Hazel | Category 1 | inside the county | |
| 1950 | King | Category 2 | inside the county | |
| 1949 | Unnamed | Category 3 | inside the county | |
| 1945 | Unnamed | Category 2 | 5 mi |
Federal disaster declarations
37 federal declarations have included Highlands County since 1977, 21 of them major disasters. By type: 19 hurricane, 5 fire, 4 severe storm, 3 freezing, 3 tropical storm, 2 biological and 1 coastal storm.3
Most recent
- 2024, Hurricane Milton (major disaster)
- 2024, Hurricane Milton (emergency)
- 2024, Hurricane Debby (major disaster)
- 2024, Tropical Storm Debby (emergency)
- 2022, Hurricane Nicole (major disaster)
- 2022, Tropical Storm Nicole (emergency)
All FEMA hazards for Highlands County
Every hazard FEMA scores here, costliest for buildings first.1
| Hazard | FEMA risk rating | Risk score (0-100) | Expected building loss a year | Rank in the state |
|---|---|---|---|---|
| Hurricanes | Relatively High | 95.7 | $12.9 million | 38 of 67 |
| Strong wind | Very High | 99.8 | $12.1 million | 4 of 67 |
| Inland flooding | Relatively Moderate | 78.4 | $10.4 million | 39 of 67 |
| Tornadoes | Relatively Moderate | 82.5 | $1.4 million | 34 of 67 |
| Wildfire | Relatively Moderate | 92.7 | $1.1 million | 25 of 67 |
| Cold waves | Relatively Moderate | 75.4 | $46,000 | 19 of 67 |
| Lightning | Relatively High | 95.3 | $46,000 | 37 of 67 |
| Earthquakes | Very Low | 28.0 | $26,000 | 55 of 67 |
| Hail | Relatively Low | 41.6 | $22,000 | 26 of 67 |
| Landslides | Very Low | 30.8 | $192 | 35 of 67 |
| Heat waves | Relatively Low | 72.6 | $43 | 38 of 67 |
| Drought | Relatively Moderate | 73.1 | $0 | n/a |
| Winter weather | No Rating | 0.0 | $0 | n/a |
Local property economy
Highlands County had about 109,778 residents in 2024. Its largest groups of self-employed businesses are administrative and support and waste management (1,310), other services (except public administration) (1,221) and transportation and warehousing (1,161). The table counts businesses with no employees, the sole proprietors behind much of the local real estate and building trade.4
| Businesses with no employees | Highlands | Per 1,000 residents | Florida per 1,000 |
|---|---|---|---|
| All self-employed businesses | 8,819 | 80.3 | 146.6 |
| Real estate, rental and leasing | 844 | 7.7 | 15.4 |
| Real estate (agents, brokers, landlords, managers) | 805 | 7.3 | 14.8 |
| Construction | 937 | 8.5 | 14.5 |
| Residential building construction | 348 | 3.2 | 4.7 |
Area profile
Census figures for Highlands County next to Florida and the U.S. (ACS 2020-2024 5-year estimates; ± is the margin of error). Source: U.S. Census Bureau, American Community Survey (opens in a new tab).
| Measure | Highlands County | Florida | U.S. |
|---|---|---|---|
| Population | 105,702 | 22,416,077 | 334,922,499 |
| Median household income | $54,897 ±$2,416 | $74,568 | $80,734 |
| Per-capita income | $32,993 ±$1,098 | $42,609 | $44,673 |
| People below the poverty level | 15.3% ±1.4% | 12.6% | 12.5% |
| Adults 25+ with a bachelor's degree or higher | 20.5% ±1.4% | 34.1% | 35.7% |
| Median home value (owner-occupied) | $187,900 ±$8,429 | $359,000 | $332,700 |
| Median gross rent | $1,035 ±$52 | $1,669 | $1,413 |
| Homes that are owner-occupied | 78.6% ±1.3% | 67.6% | 65.2% |
| Housing units vacant | 20.0% ±1.3% | 14.7% | 10.1% |
| Median year built | 1987 ±2 | 1988 | 1980 |
| Median age | 54.4 ±0.2 | 42.6 | 38.9 |
| Average household size | 2.2 ±0.0 | 2.5 | 2.5 |
| Mean travel time to work (minutes) | 23.8 ±1.6 | 28 | 26.4 |
Race and Hispanic origin (Census table B03002)
| Group | Highlands County | Florida | U.S. |
|---|---|---|---|
| Not Hispanic or Latino: White alone | 63.1% | 50.4% | 57.4% |
| Not Hispanic or Latino: Black or African American alone | 9.3% | 14.6% | 11.9% |
| Not Hispanic or Latino: American Indian and Alaska Native alone | 0.2% | 0.1% | 0.5% |
| Not Hispanic or Latino: Asian alone | 1.5% | 2.9% | 5.9% |
| Not Hispanic or Latino: Native Hawaiian and Other Pacific Islander alone | 0.0% | 0.1% | 0.2% |
| Not Hispanic or Latino: Some other race alone | 0.6% | 0.7% | 0.6% |
| Not Hispanic or Latino: Two or more races | 3.1% | 3.8% | 4.3% |
| Hispanic or Latino (of any race) | 22.2% | 27.4% | 19.3% |
These figures come from the U.S. Census Bureau. OnlineRecords.US doesn't rate, rank or recommend areas by who lives there, and none of these figures are used in any ranking on this page. This product uses Census Bureau data but is not endorsed or certified by the Census Bureau.
Official offices for Highlands County property records
The official word on any Highlands County parcel.5
Property appraiser
- Highlands County Property Appraiser (opens in a new tab) Ownership, values, exemptions and parcel maps.
Clerk / official records
- Highlands County Clerk of Court and Comptroller (opens in a new tab) Recorder of deeds, mortgages, liens and lis pendens.
- Official records search (opens in a new tab)
Tax collector
- Highlands County Tax Collector (opens in a new tab) Current and delinquent property tax bills.
Building department
- Highlands County Development Services – Building Department (opens in a new tab) Online permit search.
Floodplain office
- Florida Division of Emergency Management, Floodplain Management (opens in a new tab) We didn't find a county floodplain page; the building department handles flood-zone questions, and the state floodplain office can help.
What our free report covers in Highlands County
Statewide data works for every Highlands County address: (verified on test reports ). Parcel, owner and legal description, assessed and just values, FEMA flood zone and ground elevation, evacuation zone and FEMA hazard ratings, storm history and estimated wind, storm surge and high-water marks, earthquakes, faults and sinkhole reports, environmental sites nearby and condo and HOA records link to the official source for now. For the county's own records, the report links to each office's search; none is automated and verified here yet unless marked.6
| County records | Status | Where to check |
|---|---|---|
| Recorded deeds, mortgages and liens (clerk) | Link to the official source | Official records search (opens in a new tab) |
| Property tax bill (tax collector) | Link to the official source | Highlands County Tax Collector (opens in a new tab) |
| Building permits | Link to the official source | Link-out to Highlands County Development Services – Building Department (CentralSquare eTRAKiT). Highlands County Development Services – Building Department (opens in a new tab) |
Neighboring counties
Highlands County borders Charlotte County, DeSoto County, Glades County, Hardee County, Okeechobee County, Osceola County and Polk County. On hurricanes, Highlands County ranks 5th of 8 among itself and its neighbors; Charlotte County is highest.7
| County | Costliest hazard for buildings | Overall FEMA rating | Expected building loss a year |
|---|---|---|---|
| Charlotte County | Hurricanes | Relatively High | $120.2 million |
| DeSoto County | Hurricanes | Relatively Moderate | $19.3 million |
| Glades County | Inland flooding | Relatively Low | $6.2 million |
| Hardee County | Strong wind | Relatively Low | $17.3 million |
| Okeechobee County | Inland flooding | Relatively Low | $20.0 million |
| Osceola County | Inland flooding | Relatively Moderate | $101.2 million |
| Polk County | Hurricanes | Relatively High | $183.2 million |
Sources of information
- FEMA National Risk Index (county level) (opens in a new tab). release: December 2025; retrieved 2026-10-05.
- NOAA National Hurricane Center HURDAT2 (Atlantic) (opens in a new tab). storms through 2025; track within 30 miles of the county boundary while at tropical-storm strength or stronger; landfall points within 6 miles assigned to the nearest county; retrieved 2026-10-05.
- OpenFEMA Disaster Declarations Summaries (opens in a new tab). retrieved 2026-10-05.
- U.S. Census Bureau, 2024 Nonemployer Statistics and Vintage 2024 population estimates (opens in a new tab). retrieved 2026-10-05.
- onlinerecords.us county registry (official office links). retrieved 2026-10-05.
- onlinerecords.us coverage checks on test reports. retrieved 2026-10-05.
- U.S. Census Bureau county adjacency file (2024) (opens in a new tab). retrieved 2026-10-05.
Figures describe the county as a whole, not any one property. A free report shows the parcel's own flood zone, elevation, storm history and records.