Eminent Domain Attorneys for Osceola County Homeowners

You didn’t cause this. You deserve answers. We’re here to help.

If you own a home in Kissimmee, St. Cloud, Buena Ventura Lakes, Poinciana, or any of Osceola County’s fast‑growing neighborhoods, an eminent domain notice can feel like it came out of nowhere. Between work, kids ,and everyday life, the last thing you expected was a letter saying the government needs part of your property for a road, expansion, or utility project.

You shouldn’t have to guess what that notice means, whether the offer is fair, or how it will affect your family. Florida law gives you real rights — including the right to seek full compensation and, in many cases, the right to have the condemning authority pay your reasonable attorney’s fees and costs.

Our team helps Osceola County homeowners understand the process, protect what matters most, and make informed decisions about their homes.

Osceola County Eminent Domain – Frequently Asked Questions

Traffic is already bad. How do I know if my home is actually being taken?

You may see construction and congestion without your home being directly affected. However, if you receive a formal notice, letter, or lawsuit about your property, it’s a sign your home or yard may be part of the project. We can review any documents you’ve received and explain what they really mean.

If they’re only taking a small strip, is it worth getting a lawyer?

Often, yes. Losing even a small strip can change access, safety, noise levels, and overall home value — especially along busy Osceola County roads. Florida law may allow compensation for both the land taken and the damage to the remainder of your property.

Will I have to move out of my house?

In many partial takings, you will remain in your home, but your property may change. In a full taking or certain quick-take cases, you may eventually have to move. We’ll review your paperwork and help you understand your likely timeline and options.

What if I live near tourist areas or attractions?

Homes near busy tourist corridors can be heavily affected by road projects and traffic changes. Increased noise, traffic, and access changes can all affect value. We make sure those impacts are considered in any compensation discussions.

Can I talk to the government’s appraiser or negotiator myself?

You can, but remember they are working for the project — not for you. Having your own attorney helps ensure your rights and property value are fully represented before you accept any offer.

How much does it cost to hire Nation Law?

In the eminent domain cases we handle, we do not charge homeowners upfront. Under Florida law, the condemning authority is generally responsible for paying reasonable attorney’s fees and certain litigation costs, subject to court supervision. We’ll explain how that works in your case before you decide anything.

In Florida, that power is limited by strong protections for property owners. Your property cannot be taken unless:

There is a valid public purpose, and
You are paid full compensation for what is taken and certain legally recognized damages.

These rules apply statewide — including right here in Osceola County.

Basic stages of a typical Florida eminent domain case:

Project planning – The agency plans the project and identifies properties that may be affected.
Offer and appraisal –You may receive an initial offer and an appraisal based on the agency’s view of your property’s value.
Negotiations – There may be back‑and‑forth discussions about price and terms.
Lawsuit and possible quick-take – If no agreement is reached, the agency can file an eminent domain lawsuit and, in some cases, seek early possession (quick-take).
Evidence and valuation – Both sides gather appraisals and evidence about your property’s value and any damages to what remains.
Settlement or trial – Your case may settle or go to trial, where a jury can decide the amount of compensation.

Our job is to help you through each stage, make sure you know what’s happening, and fight for the full compensation the law allows.

Partial Takings and Neighborhood Impact

When a Project Affects Your Neighborhood – Not Just a Map

In Osceola County, many projects affect busy residential corridors and tourism‑adjacent areas. The government may not be taking your entire home — only part of your yard or frontage. But that doesn’t mean the impact is small.

Common partial‑taking situations include:

Losing part of your front yard to widen a road or add a turn lane
Adjusting your driveway for a new traffic pattern
Taking a corner for a turn lane, traffic signal, or roundabout
Adding a sidewalk, utility, or drainage easement through part of your property

Even if your house remains, partial takings can dramatically affect daily life and home value:+

Noise: More cars, trucks, and buses closer to your front door
Traffic & Safety: Tougher, riskier turns onto busy roads, especially during tourist season or school hours
Access: Changes in how you enter and exit your neighborhood or driveway
Privacy & Comfort: Less yard, less setback, more headlights and pedestrian traffic

Florida law recognizes that when only part of your property is taken, the rest of your property — the remainder — may be worth less. You may be entitled to compensation for:

The piece of property or rights actually taken, and
The reduction in value to what remains (often called severance damages).

We work with experienced appraisers who understand how noise, traffic, and access changes can affect both suburban streets and tourism-adjacent neighborhoods in Osceola County.

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Quick-Take in Osceola County: Why Your Notice Matters

Some agencies use a process often called quick-take, which can speed up the timeline and create stress for families. With quick-take, the government can ask the court for permission to take title and possession of your property before the final amount of compensation is decided.

In simple terms:

The agency files an eminent domain lawsuit and a Declaration of Taking.
It deposits what it claims is a fair estimate of your property’s value with the court.
A judge holds a hearing. If legal requirements are met, the court issues an Order of Taking.
After the order and deposit, the agency can move forward with the project and, in some cases, start using the property or require you to move — even while the fight over how much you’re owed continues.

For families juggling work, school, and busy schedules, this can feel like everything is happening at once.

Here’s what’s important to remember:

Quick-take can speed up the project — but it does not erase your right to seek more compensation.

You still have the right to:

Challenge whether the deposit is enough
Present your own appraisal and evidence of value and damages
Take your case to a jury to seek additional compensation

Because quick-take can change your timeline, notices matter. As soon as you receive a letter, lawsuit, or hearing notice, it’s important to talk with an eminent domain attorney. Early help can protect your rights and give your family time to plan.

Who Pays for Your Attorney in a Florida Eminent Domain Case?

Many Osceola County homeowners worry about cost

If I’m already worried about my home, how can I afford a lawyer too?

Florida’s eminent domain laws are designed so that cost should not be the reason you go without legal help. In many Florida eminent domain cases, the condemning authority — the government agency or entity taking the property — is responsible for paying the property owner’s reasonable attorney’s fees and certain case costs.

In practical terms, for the cases we handle, that usually means:

No upfront fees for you
No hourly billing like you might see in other types of cases
Attorney’s fees and certain costs are generally paid by the condemning authority, subject to court oversight

Clear callout:

No upfront fees for you.
In the eminent domain cases we handle for homeowners, the government is generally required to pay reasonable attorney’s fees and certain costs, not you personally.

We’ll walk you through exactly how fees and costs work in your situation during your free case review, so you can focus on your family and your future — not on hourly legal bills.

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Why Osceola County Homeowners Choose Nation Law

When a road or infrastructure project threatens your home near busy corridors or tourism areas, you need more than just a name on a letter head. You need a team that will listen, explain, and stand up for your family.

At Nation Law, we focus on:

Client-centered advocacy

We listen first — to your story, your concerns, and your goals for your home and family.

Clear updates and communication

No legal jargon. We keep you informed in plain language so you always know what’s happening and what comes next.

Florida eminent domain focus

We understand Florida’s eminent domain statutes, local agency practices, and how projects affect residential neighborhoods.

Compassionate, steady support

You didn’t cause this. You deserve a team that takes your situation seriously and treats you with respect.

You trusted us. We’re honored to fight for you.

Action Steps for Osceola Homeowners

What to Do Right Now if You Received an Eminent Domain Notice

If a notice just showed up in your mailbox or on your door, here’s a simple plan to protect your family and your home:

Don’t ignore the notice.

Don’t sign any thing yet.

Forms that look routine — permission to enter, easements, or early settlement offers — can limit your rights. Have an attorney review them first.

Gather your documents

Collect closing papers, tax records, surveys, prior appraisals, photos, and any letters or emails from the agency.

Take photos and notes.

Document your property as it is today — your yard, driveway, street, fencing, and how your family uses the space. Write down what you’re worried about: parking, traffic, noise, safety for kids, etc.

Call an eminent domain attorney.

Before you meet with the government’s representative or appraiser, talk with a lawyer whose only job is to protect your interests.

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