Florida Property Records
Search Deeds, Liens, Title & Ownership in All 67 Florida Counties
Florida property records are maintained by the Clerk of the Circuit Court in each of the state's 67 counties. As a race-notice recording state under Florida Statutes §695.11, Florida protects purchasers who record first without notice of prior unrecorded interests. With the nation's strongest homestead exemption, unique documentary stamp taxes, judicial foreclosure, and aggressive HOA/condo lien laws, searching Florida property records requires specialized expertise across the Sunshine State's complex legal landscape.
U.S. Title Records has provided professional property research in all 67 Florida counties since 2009. Search any Florida property — residential, commercial, or land — from $29 with same-day delivery.
How do I search Florida property records?
Order a Property Detail Record ($29) from U.S. Title Records for instant ownership, assessment, and tax data on any Florida property. For liens and encumbrances, order a Property Lien Report ($95) — it searches mortgages, judgments, tax liens, HOA liens, lis pendens, and construction liens across all 67 counties. Results delivered same day. For complete due diligence, the Expanded Title Search ($295) covers everything.
How Florida's Property Recording System Works
Florida's property recording system is administered at the county level through the Clerk of the Circuit Court (sometimes designated the "Clerk and Comptroller") in each of the state's 67 counties. Unlike some states that have separate recorder offices, Florida vests recording authority in the circuit court clerk under Florida Statutes Chapter 28. This means the same office that handles court filings also records all property instruments — deeds, mortgages, assignments, satisfactions, liens, lis pendens, plats, and other documents affecting title to real property.
Every document recorded with the clerk receives a unique Official Records Book and Page number (or instrument number, depending on the county), a recording date and time stamp, and becomes part of the permanent public record. Florida's recording statute — §695.11 — establishes a race-notice system. Under this statute, no conveyance, transfer, or mortgage of real property is good and effectual in law or equity against creditors or subsequent purchasers for valuable consideration and without notice, unless recorded in the county where the land lies. This means two conditions must be met for a subsequent purchaser to prevail over an earlier unrecorded interest: the subsequent purchaser must (1) pay valuable consideration and (2) have no actual or constructive notice of the prior interest. Once recorded, the instrument provides constructive notice to the entire world under §695.01.
Three Offices, Three Functions
Understanding Florida property records requires knowing the role of three separate county offices:
Property Appraiser: Determines the assessed value of all real and personal property in the county under §193.023. Maintains property characteristics, exemption status (including homestead), ownership records from the tax roll perspective, and geographic/parcel data. The Property Appraiser operates independently from the Clerk.
Tax Collector: Bills and collects property taxes based on the assessed value and millage rate. Issues tax certificates on delinquent properties and conducts tax deed sales. Tax payment records are maintained separately from the Official Records. The Tax Collector's records show current and delinquent tax status for any parcel.
For a comprehensive Florida property search, all three offices may need to be consulted. The Clerk's Official Records reveal ownership chain, liens, and encumbrances. The Property Appraiser's data provides valuation, physical characteristics, and exemption status. The Tax Collector's records show tax payment history and any delinquencies. A Property Detail Record ($29) from U.S. Title Records compiles key information from all three sources into a single report.
Recording Requirements
Documents submitted for recording in Florida must comply with formatting requirements under §695.26 and §28.222. All instruments must include the name and address of the person who prepared the document, the name and address where the recorded instrument should be returned, and proper legal description of the property. Deeds must contain the consideration paid (or state "for $10.00 and other valuable consideration"), the grantor's and grantee's names with marital status, a legal description, the grantor's signature witnessed by two witnesses, and a notary acknowledgment. Florida requires two witnesses for all conveyances of real property under §689.01 — this is more than most states require and is a frequent source of recording rejections for out-of-state documents.
Florida Homestead Exemption: The Strongest in America
Florida's homestead exemption is the most powerful property protection in the United States, providing both creditor protection and tax benefits that fundamentally affect property records searches and title analysis throughout the state. Understanding homestead is essential for anyone dealing with Florida real estate.
Constitutional Creditor Protection (Article X, Section 4)
The Florida Constitution protects homestead property from forced sale by virtually all creditors. This protection has no dollar cap — a $50 million mansion receives the same protection as a modest home. The property must be the owner's primary residence and is limited to 160 acres outside a municipality or one-half acre within a municipality. The only exceptions to Florida's homestead protection are: mortgage liens (purchase money or home equity), property tax liens, and mechanic's/materialmen's liens for work performed on the homestead with the owner's consent. Even IRS tax liens cannot force the sale of Florida homestead property — although the lien attaches, it cannot be enforced through foreclosure while the homestead exemption is in effect.
Alienation Restriction (Art. X, §4(c)): Homestead cannot be sold, mortgaged, or encumbered without the joinder of both spouses, regardless of who holds title. A deed without spousal joinder is voidable — a critical title defect.
Descent Restriction (§732.401): Homestead cannot be devised (willed) away from a surviving spouse or minor children. The surviving spouse receives either a life estate or an undivided one-half interest as tenant in common.
Tax Exemption (§196.031): Up to $50,000 exemption from assessed value. First $25,000 applies to all taxes; additional $25,000 applies to non-school taxes on assessed value between $50,000 and $75,000.
Save Our Homes (Art. VII, §4): Annual assessment increases on homestead property capped at 3% or CPI, whichever is lower. Assessment resets to market value upon change in ownership or loss of exemption.
The Save Our Homes Amendment and Portability
The Save Our Homes amendment (Article VII, §4 of the Florida Constitution) limits annual increases in the assessed value of homestead property to 3% or the change in CPI, whichever is lower. Over time, this creates a significant gap between assessed value and market value — a benefit commonly called the "Save Our Homes differential." For example, a home purchased in 2010 for $200,000 that is now worth $500,000 might have an assessed value of only $275,000, saving the owner thousands annually in property taxes.
Under the portability provisions of §193.155(8), homestead owners who sell and purchase a new homestead within two years can transfer up to $500,000 of their accumulated Save Our Homes differential to the new property. This portability applies anywhere within Florida — you can move from Miami-Dade to Alachua County and carry your assessment cap with you. However, portability must be applied for at the new county's Property Appraiser within 25 months of the previous homestead's January 1 assessment date. When searching Florida property records, the Save Our Homes differential is visible in the Property Appraiser's data as the difference between "just value" (market value) and "assessed value."
Spousal Joinder Requirement
Under Article X, §4(c) of the Florida Constitution, homestead property cannot be alienated, mortgaged, or encumbered without the joinder of both spouses — even if only one spouse holds title. This is one of the most important requirements in Florida real estate law and a frequent source of title defects. A deed or mortgage recorded without proper spousal joinder is voidable by the non-joining spouse, creating a cloud on title that can persist for decades. Every Florida title search must verify marital status at the time of each conveyance and confirm that both spouses joined in any homestead transaction. U.S. Title Records' Expanded Title Search ($295) includes detailed analysis of spousal joinder compliance throughout the chain of title.
Mortgage Framework and Judicial Foreclosure
Florida is a mortgage state, not a deed of trust state. This fundamental distinction means Florida uses a two-party security instrument (mortgagor and mortgagee) rather than the three-party deed of trust structure used in states like California and Texas. More importantly, it means all Florida foreclosures must proceed through the judicial system — the lender must file a lawsuit, obtain a court judgment, and conduct a court-supervised sale.
Florida's Judicial Foreclosure Process
Florida foreclosure is governed by Florida Statutes Chapter 702 and creates multiple recorded documents that appear in property records searches:
Step 2 — Complaint and Service: The lender files a foreclosure complaint and serves the borrower. The defendant has 20 days to respond after service.
Step 3 — Pre-Trial Period: If contested, the case proceeds through discovery and potentially mediation under the Residential Mortgage Foreclosure Mediation Program. Uncontested cases may move to summary judgment.
Step 4 — Final Judgment: The court enters a final judgment of foreclosure, setting the sale date (typically 20-35 days after judgment), establishing the total amount due, and ordering the clerk to conduct the sale.
Step 5 — Public Sale: The clerk conducts the sale — most Florida counties now use online auction platforms. The winning bidder pays the deposit (typically 5%) immediately and the balance within 24 hours.
Step 6 — Certificate of Sale: Issued by the clerk to the winning bidder after the auction.
Step 7 — Certificate of Title: Issued by the clerk after the 10-day objection period (or longer if owner files an objection). This is the document that officially transfers legal title. Typical total timeline: 180-400+ days, making Florida one of the slower foreclosure states.
The lis pendens is particularly important in Florida property records because it serves as constructive notice to the entire world that the property is subject to pending litigation. Under §48.23(1)(d), any person who acquires an interest in the property after the lis pendens is recorded is bound by the outcome of the lawsuit. This makes lis pendens searches essential for any Florida property purchase — especially foreclosure and auction acquisitions. A Property Lien Report ($95) from U.S. Title Records identifies all recorded lis pendens and foreclosure activity in any Florida county.
Deficiency Judgments and Right of Redemption
Florida allows deficiency judgments under §702.06 — meaning if the foreclosure sale proceeds are less than the total debt, the lender can obtain a personal judgment against the borrower for the difference. This distinguishes Florida from states like California that restrict deficiency judgments on purchase-money mortgages. Florida provides a right of redemption that continues until the clerk files the certificate of title after the sale. Once the certificate of title is filed, the former owner's rights are extinguished. For foreclosure auction buyers, understanding the redemption period and certificate of title timeline is critical — title is not truly clear until the certificate is filed.
Documentary Stamp Tax and Recording Costs
Florida imposes a documentary stamp tax on deeds and mortgages under Florida Statutes Chapter 201. Unlike most states that impose a single transfer tax, Florida has three separate levies that can apply to a real estate transaction: documentary stamps on deeds, documentary stamps on mortgages, and intangible tax on new mortgage obligations.
Mortgage Stamps (§201.08): $0.35 per $100 ($3.50 per $1,000) — paid on the face amount of the mortgage or other written obligation to pay money.
Intangible Tax (§199.133): $0.20 per $100 ($2.00 per $1,000) — paid on new mortgage obligations when the mortgage is recorded. Does not apply to assumed mortgages.
Recording Fees (§28.24): $10.00 first page + $8.50 each additional page + $4.00 technology surcharge per instrument.
Cost Calculations by Scenario
| Scenario | Deed Doc Stamps | Mortgage Doc Stamps | Intangible Tax | Recording Fees | Total Transfer Costs |
|---|---|---|---|---|---|
| $300K home, $240K mortgage | $2,100 | $840 | $480 | ~$55 | $3,475 |
| $500K home, $400K mortgage | $3,500 | $1,400 | $800 | ~$55 | $5,755 |
| $750K home, $600K mortgage | $5,250 | $2,100 | $1,200 | ~$55 | $8,605 |
| $1M home, $800K mortgage | $7,000 | $2,800 | $1,600 | ~$55 | $11,455 |
| $500K condo in Miami-Dade (non-SFR, $400K mortgage) |
$3,000 + $2,250 surtax = $5,250 | $1,400 | $800 | ~$55 | $7,505 |
| Cash purchase, $500K, no mortgage | $3,500 | $0 | $0 | ~$32 | $3,532 |
The documentary stamp tax amount is typically shown on the face of the recorded deed, making it visible in property records and useful for estimating the actual sale price of past transactions. Certain transfers are exempt from documentary stamp tax under §201.02(7), including transfers between spouses, transfers to a revocable trust where the grantor is the beneficiary, transfers pursuant to court order in dissolution of marriage proceedings, and transfers from a decedent's estate to beneficiaries.
Who pays closing costs in Florida varies by county custom: in most of Florida, the seller pays for the owner's title insurance policy and documentary stamps on the deed, while the buyer pays for the lender's title policy, mortgage stamps, and intangible tax. However, in Miami-Dade, Broward, Sarasota, and Collier counties, the buyer traditionally pays for title insurance. These customs are negotiable and should be addressed in the purchase contract.
Florida Property Liens: Types, Priority, and Enforcement
Understanding the lien landscape is critical for any Florida property records search. Florida recognizes an extensive array of voluntary and involuntary liens, each with its own recording requirements, priority rules, and enforcement mechanisms. The state's aggressive HOA/condo lien laws, unique construction lien statute, and homestead protections create a complex priority framework that differs significantly from other states.
Voluntary Liens
Mortgages are the primary voluntary lien in Florida. Under §697.01, a mortgage creates a lien on real property to secure repayment of a debt. Mortgages must be recorded with the Clerk of the Circuit Court and are subject to documentary stamp tax ($0.35/$100) and intangible tax ($0.20/$100). A mortgage remains a lien until a satisfaction of mortgage is recorded — Florida law requires the mortgagee to deliver a satisfaction within 60 days of payoff under §701.04. Failure to record a timely satisfaction results in a penalty of $500 plus attorney fees. Unsatisfied mortgages are one of the most common title defects found in Florida property searches. Home equity lines of credit (HELOCs) are also recorded as mortgages and require the same satisfaction process.
Involuntary Liens
Property Tax Liens (Chapter 197): Arise automatically on January 1 each year for the current year's taxes. Tax liens have super-priority over all other liens except certain government claims. Unpaid taxes lead to tax certificate sales (June 1 annually) with interest up to 18%, and ultimately tax deed sales after 2+ years.
Construction Liens (Chapter 713): Protect contractors, subcontractors, and material suppliers. Require Notice to Owner within 45 days of first furnishing. Must be recorded within 90 days of final furnishing. Relate back to the Notice of Commencement date, potentially priming later-recorded mortgages.
HOA/COA Liens (Ch. 718 & Ch. 720): Associations can lien and foreclose for unpaid assessments — even against a homestead. Super-lien priority for up to 12 months of assessments or 1% of original mortgage, whichever is less, survives mortgage foreclosure.
Federal Tax Liens: IRS liens attach to all property owned by the taxpayer. Filed with the Clerk in the county of residence. 10-year duration from assessment date. Cannot force sale of homestead but attach and survive voluntary sale.
State Tax Liens (§213.67): Florida Department of Revenue can lien for unpaid sales tax, corporate income tax, and other state taxes. Recorded with the Clerk.
Code Enforcement Liens: Municipal or county code enforcement boards can impose fines that become liens on the property under §162.09. These liens can be substantial ($250/day is common) and accumulate quickly. Recorded with the Clerk but may not be immediately visible in standard title searches.
Child Support Liens (§55.10(4)): Automatically arise when child support payments are delinquent and are recorded by the Department of Revenue.
Lien Priority in Florida
Florida's lien priority generally follows the "first in time, first in right" principle, with important exceptions. The general priority order is: (1) property tax liens (super-priority over all other liens), (2) special assessment liens (including Mello-Roos-style community development district liens), (3) construction liens (relate back to Notice of Commencement date), (4) mortgage liens (by recording date), (5) judgment liens (by recording date), (6) HOA/COA liens (partial super-lien survives mortgage foreclosure), (7) all other recorded liens (by recording date). A Property Lien Report ($95) from U.S. Title Records identifies all recorded liens and their relative priority for any Florida property.
Florida Construction Liens: The Notice of Commencement
Florida's construction lien law under Chapter 713 is unique in its use of the Notice of Commencement. Before any construction begins, the property owner should record a Notice of Commencement with the Clerk (§713.13). This notice establishes the "commencement date" from which all construction liens relate back. The practical significance is enormous: if a mortgage is recorded after the Notice of Commencement, construction liens from work performed after the mortgage recording can still have priority over the mortgage by relating back to the earlier Notice of Commencement date. For this reason, lenders in Florida require title searches that specifically identify any recorded Notice of Commencement.
For contractors and suppliers, compliance with Chapter 713 is mandatory: the Notice to Owner must be served within 45 days of first furnishing labor or materials (§713.06(2)), the Claim of Lien must be recorded within 90 days of final furnishing (§713.08), and a lawsuit to enforce must be filed within one year of recording the lien (§713.22). Failure at any step extinguishes the lien right. More information is available in our Construction Lien Guide.
Florida Deed Types and Estate Planning Instruments
Florida recognizes several deed types, each providing different levels of protection and serving distinct purposes. Understanding these deed types is essential for interpreting Florida property records and determining the quality of title conveyed in each transaction.
Special Warranty Deed: Warrants title only against claims arising during the grantor's period of ownership. Common in commercial transactions, bank-owned (REO) properties, and corporate conveyances. Does not protect against title defects that predate the grantor's ownership.
Quitclaim Deed: Transfers whatever interest the grantor has — if any — with zero warranties. Used for transfers between family members, adding/removing a spouse, trust transfers, and divorce settlements. Title insurance companies typically will not insure title acquired solely by quitclaim deed without additional investigation.
Lady Bird Deed (Enhanced Life Estate Deed): A uniquely important Florida estate planning tool. The grantor retains a life estate plus the unrestricted power to sell, mortgage, or revoke — the remainder passes automatically at death without probate. Preserves homestead exemption and avoids Medicaid estate recovery.
Personal Representative's Deed: Issued by the personal representative of a deceased person's estate during probate proceedings under Chapter 733.
Tax Deed (Chapter 197): Issued after a tax certificate holder applies for and receives a tax deed following the redemption period. Tax deeds in Florida convey title but do not extinguish all liens.
Trustee's Deed: Conveys property held in a Florida land trust or other trust arrangement. Must be accompanied by a Certificate of Trust under §736.1017 or the full trust agreement.
Lady Bird Deeds: Florida's Premier Estate Planning Tool
The Lady Bird deed (enhanced life estate deed) is one of the most important instruments in Florida real estate practice. Named after President Johnson's wife, this deed type allows a property owner to retain complete control of the property during their lifetime — including the right to sell, mortgage, lease, or revoke the transfer — while automatically passing title to designated remainder beneficiaries upon death without the need for probate. In Florida, Lady Bird deeds have become the preferred alternative to trusts for many homeowners because they preserve the homestead exemption, avoid Medicaid estate recovery under §409.9101, do not trigger a reassessment for property tax purposes, and are revocable at any time without the remainder beneficiaries' consent.
When reviewing Florida property records and encountering a Lady Bird deed, it's important to understand that the remainder interest is contingent — it only vests upon the grantor's death. During the grantor's lifetime, the grantor retains full authority over the property. A title search encountering a Lady Bird deed should verify that the grantor is still living (if so, the deed is irrelevant to current ownership) or has died (in which case title passed automatically to the remainder beneficiaries). Learn more about deed types in our comprehensive guide.
Florida Property Taxes: Assessment, Exemptions, and Tax Sales
Florida has no state income tax, making property taxes a critical revenue source for local government. Property taxes in Florida are administered at the county level through the Property Appraiser (valuation), the Tax Collector (billing and collection), and the Board of County Commissioners (millage rate setting).
Millage Rates: Vary by location — typically 13-22 mills (1 mill = $1 per $1,000 of taxable value). Combine county, municipality, school district, and special district levies. Average effective rate: approximately 0.86% of market value.
Payment Schedule: Tax bills mailed November 1. Early payment discounts: 4% (November), 3% (December), 2% (January), 1% (February). Full amount due March 31. Taxes become delinquent April 1.
Tax Certificate Sale: Held June 1 annually for delinquent taxes. Certificates sold to investors at interest rates bid down from 18%. Certificate holder pays the taxes and earns interest until the owner redeems.
Tax Deed Sale: After holding a tax certificate for 2+ years (7 years for homestead), the certificate holder can apply for a tax deed under §197.502. The property is sold at public auction to the highest bidder. Tax deed sales extinguish most liens but not all — a title search is essential before purchasing.
Florida's tax certificate and tax deed system creates significant opportunities and risks for investors. Tax certificates earn interest rates of up to 18%, and tax deed sales can result in property acquisition below market value. However, tax deed purchasers should always obtain a title search before purchasing because certain liens — including municipal liens, HOA super-liens, and some government claims — may survive the tax deed sale. Our Foreclosure Auction Guide covers tax sale considerations in detail.
Additional Exemptions
Beyond the standard $50,000 homestead exemption, Florida offers additional property tax exemptions including: senior homestead exemption (additional $50,000 for qualifying seniors 65+ with limited income under §196.075), disabled veteran exemption (full exemption for 100% disabled veterans under §196.081), widow/widower exemption ($5,000 under §196.202), disability exemption ($5,000 under §196.202), and various agricultural, conservation, and historic preservation exemptions. All exemptions must be applied for at the county Property Appraiser's office by March 1 of the tax year.
Florida County Property Records Directory — All 67 Counties
Below is a comprehensive directory of Florida's 67 county recording offices. Florida property records are maintained by the Clerk of the Circuit Court (or Clerk and Comptroller) in each county. Most counties offer free online access to Official Records. The county Property Appraiser maintains separate databases for assessed values, exemptions, and property characteristics.
| County | Recording Office | Online Access | Online Date Range | Key Cities / Communities |
|---|---|---|---|---|
| Alachua | Clerk of the Circuit Court | Free index + images | 1976–present | Gainesville, Alachua, Newberry, High Springs |
| Baker | Clerk of the Circuit Court | Free index | 1990–present | Macclenny, Glen St. Mary |
| Bay | Clerk of the Circuit Court | Free index + images | 1980–present | Panama City, Panama City Beach, Lynn Haven |
| Bradford | Clerk of the Circuit Court | Free index | 1990–present | Starke, Lawtey, Hampton |
| Brevard | Clerk of the Circuit Court | Free index + images | 1972–present | Melbourne, Palm Bay, Titusville, Cocoa, Cocoa Beach |
| Broward | Clerk of the Circuit Court | Free index + images | 1978–present | Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Plantation |
| Calhoun | Clerk of the Circuit Court | Limited | Limited | Blountstown, Altha |
| Charlotte | Clerk of the Circuit Court | Free index + images | 1980–present | Punta Gorda, Port Charlotte, Englewood |
| Citrus | Clerk of the Circuit Court | Free index + images | 1982–present | Inverness, Crystal River, Homosassa |
| Clay | Clerk of the Circuit Court | Free index + images | 1978–present | Green Cove Springs, Orange Park, Fleming Island |
| Collier | Clerk of the Circuit Court | Free index + images | 1975–present | Naples, Marco Island, Immokalee, Golden Gate |
| Columbia | Clerk of the Circuit Court | Free index | 1985–present | Lake City |
| DeSoto | Clerk of the Circuit Court | Free index | 1988–present | Arcadia |
| Dixie | Clerk of the Circuit Court | Limited | Limited | Cross City |
| Duval | Clerk of the Circuit Court | Free index + images | 1974–present | Jacksonville, Jacksonville Beach, Atlantic Beach, Neptune Beach |
| Escambia | Clerk of the Circuit Court | Free index + images | 1980–present | Pensacola, Perdido Key, Ferry Pass |
| Flagler | Clerk of the Circuit Court | Free index + images | 1985–present | Palm Coast, Flagler Beach, Bunnell |
| Franklin | Clerk of the Circuit Court | Free index | 1988–present | Apalachicola, Carrabelle, St. George Island |
| Gadsden | Clerk of the Circuit Court | Free index | 1990–present | Quincy, Havana, Chattahoochee |
| Gilchrist | Clerk of the Circuit Court | Limited | Limited | Trenton, Bell |
| Glades | Clerk of the Circuit Court | Limited | Limited | Moore Haven |
| Gulf | Clerk of the Circuit Court | Free index | 1990–present | Port St. Joe, Wewahitchka |
| Hamilton | Clerk of the Circuit Court | Limited | Limited | Jasper, White Springs |
| Hardee | Clerk of the Circuit Court | Free index | 1990–present | Wauchula, Bowling Green, Zolfo Springs |
| Hendry | Clerk of the Circuit Court | Free index | 1988–present | LaBelle, Clewiston |
| Hernando | Clerk of the Circuit Court | Free index + images | 1980–present | Brooksville, Spring Hill, Weeki Wachee |
| Highlands | Clerk of the Circuit Court | Free index + images | 1985–present | Sebring, Avon Park, Lake Placid |
| Hillsborough | Clerk of the Circuit Court | Free index + images | 1972–present | Tampa, Temple Terrace, Plant City, Brandon, Riverview |
| Holmes | Clerk of the Circuit Court | Limited | Limited | Bonifay, Ponce de Leon |
| Indian River | Clerk of the Circuit Court | Free index + images | 1978–present | Vero Beach, Sebastian, Fellsmere |
| Jackson | Clerk of the Circuit Court | Free index | 1988–present | Marianna, Graceville, Sneads |
| Jefferson | Clerk of the Circuit Court | Limited | Limited | Monticello |
| Lafayette | Clerk of the Circuit Court | Limited | Limited | Mayo |
| Lake | Clerk of the Circuit Court | Free index + images | 1978–present | Tavares, Clermont, Leesburg, Eustis, Mount Dora, The Villages (partial) |
| Lee | Clerk of the Circuit Court | Free index + images | 1975–present | Fort Myers, Cape Coral, Lehigh Acres, Bonita Springs, Estero |
| Leon | Clerk of the Circuit Court | Free index + images | 1976–present | Tallahassee |
| Levy | Clerk of the Circuit Court | Free index | 1990–present | Bronson, Williston, Cedar Key, Chiefland |
| Liberty | Clerk of the Circuit Court | Limited | Limited | Bristol |
| Madison | Clerk of the Circuit Court | Free index | 1990–present | Madison, Lee, Greenville |
| Manatee | Clerk of the Circuit Court | Free index + images | 1976–present | Bradenton, Palmetto, Anna Maria, Lakewood Ranch |
| Marion | Clerk of the Circuit Court | Free index + images | 1978–present | Ocala, Dunnellon, Belleview, The Villages (partial) |
| Martin | Clerk of the Circuit Court | Free index + images | 1978–present | Stuart, Palm City, Indiantown, Jensen Beach |
| Miami-Dade | Clerk of the Circuit Court | Free index + images | 1957–present | Miami, Miami Beach, Hialeah, Coral Gables, Doral, Aventura, Kendall, Homestead |
| Monroe | Clerk of the Circuit Court | Free index + images | 1980–present | Key West, Marathon, Key Largo, Islamorada |
| Nassau | Clerk of the Circuit Court | Free index + images | 1985–present | Fernandina Beach, Yulee, Amelia Island |
| Okaloosa | Clerk of the Circuit Court | Free index + images | 1980–present | Crestview, Fort Walton Beach, Destin, Niceville |
| Okeechobee | Clerk of the Circuit Court | Free index | 1988–present | Okeechobee |
| Orange | Comptroller | Free index + images | 1970–present | Orlando, Winter Park, Winter Garden, Windermere, Apopka |
| Osceola | Clerk of the Circuit Court | Free index + images | 1978–present | Kissimmee, St. Cloud, Celebration, Poinciana |
| Palm Beach | Clerk of the Circuit Court | Free index + images | 1968–present | West Palm Beach, Boca Raton, Delray Beach, Boynton Beach, Jupiter, Palm Beach |
| Pasco | Clerk of the Circuit Court | Free index + images | 1978–present | Dade City, New Port Richey, Wesley Chapel, Land O' Lakes, Zephyrhills |
| Pinellas | Clerk of the Circuit Court | Free index + images | 1974–present | Clearwater, St. Petersburg, Largo, Dunedin, Tarpon Springs |
| Polk | Clerk of the Circuit Court | Free index + images | 1978–present | Lakeland, Winter Haven, Bartow, Haines City, Davenport |
| Putnam | Clerk of the Circuit Court | Free index | 1985–present | Palatka, Crescent City, East Palatka |
| Santa Rosa | Clerk of the Circuit Court | Free index + images | 1982–present | Milton, Navarre, Gulf Breeze, Pace |
| Sarasota | Clerk of the Circuit Court | Free index + images | 1975–present | Sarasota, Venice, North Port, Siesta Key, Longboat Key |
| Seminole | Clerk of the Circuit Court | Free index + images | 1976–present | Sanford, Altamonte Springs, Oviedo, Lake Mary, Casselberry |
| St. Johns | Clerk of the Circuit Court | Free index + images | 1978–present | St. Augustine, Ponte Vedra Beach, Nocatee, World Golf Village |
| St. Lucie | Clerk of the Circuit Court | Free index + images | 1978–present | Fort Pierce, Port St. Lucie, Tradition |
| Sumter | Clerk of the Circuit Court | Free index + images | 1985–present | Bushnell, Wildwood, The Villages (primary) |
| Suwannee | Clerk of the Circuit Court | Free index | 1990–present | Live Oak, Branford |
| Taylor | Clerk of the Circuit Court | Free index | 1990–present | Perry, Steinhatchee |
| Union | Clerk of the Circuit Court | Limited | Limited | Lake Butler, Raiford |
| Volusia | Clerk of the Circuit Court | Free index + images | 1975–present | Daytona Beach, Deltona, Ormond Beach, New Smyrna Beach, DeLand |
| Wakulla | Clerk of the Circuit Court | Free index | 1990–present | Crawfordville, St. Marks, Panacea |
| Walton | Clerk of the Circuit Court | Free index + images | 1985–present | DeFuniak Springs, 30A (Santa Rosa Beach, Seaside, Rosemary Beach) |
| Washington | Clerk of the Circuit Court | Free index | 1990–present | Chipley, Vernon, Ebro |
For counties with limited or no online access, U.S. Title Records' Abstractor Service provides physical document retrieval from the clerk's office, including records on microfilm and documents predating digital databases. Our abstractors cover all 67 Florida counties.
U.S. Title Records Services for Florida Properties
U.S. Title Records provides comprehensive property research services in all 67 Florida counties. Every report is prepared by experienced abstractors with direct access to Florida county clerk databases, property appraiser systems, and tax collector records. All reports are delivered as downloadable PDF documents via email. Order online or call 1-302-269-3942 for consultation.
| Service | Price | What It Includes (Florida) | Delivery | Best For |
|---|---|---|---|---|
| Property Detail Record | $29 | Current owner, assessed value (just value vs. taxable value), homestead exemption status, Save Our Homes differential, tax payment history, property characteristics, sales history | Same day | Quick ownership verification, property data |
| Copy of Deed | $45 | Most recent recorded deed with document image — warranty deed, special warranty deed, quitclaim deed, Lady Bird deed, personal representative's deed, or trustee's deed as applicable | Same day | Deed verification, estate planning review |
| Title Search by Name | $75+ | Locates all properties owned by an individual or entity — statewide ($75) or nationwide ($535). Includes current vesting, assessed values, and property details for each parcel | 1–2 days | Asset discovery, estate research, judgment recovery |
| Property Lien Report | $95 | All recorded liens: mortgages, HELOCs, judgments, tax liens, construction liens, HOA/COA liens, lis pendens, code enforcement liens, federal/state tax liens. Includes lien priority analysis | 1–2 days | Pre-purchase due diligence, lien clearance |
| Neighborhood Valuation | $49 | Comparable sales analysis within specified radius. Includes recent sales data, price trends, assessed vs. market value analysis. Based on all recorded sales — not just MLS data | Same day | Investment analysis, listing preparation |
| Full Owner & Lien Report | $195 | Combines Property Lien Report with personal lien search against current owner — includes UCC filings, bankruptcy search, judgment search, tax liens, and ownership verification | 1–3 days | Comprehensive pre-closing, investor due diligence |
| Chain of Title | $275 | Complete ownership history with copies of each deed in the chain — 30+ years or to patent. Includes all transfers, conveyance types, and spousal joinder verification for homestead transactions | 2–5 days | Legal proceedings, complex ownership, title clearing |
| Expanded Title Search | $295 | Most comprehensive search: full 10-30 year title examination, complete lien report, property valuation, owner profile, foreclosure activity, mortgage details, tax analysis, and detailed narrative report | 2–5 days | Foreclosure purchases, tax deed acquisitions, high-value transactions |
| Abstractor Service | Custom | Physical document retrieval from any Florida county clerk's office. Retrieves microfilm records, historical documents, building permits, plat maps, and records not available in digital databases | 3–7 days | Historical research, rural counties, pre-digital records |
Common Title Issues in Florida Property Records
Florida's unique legal framework creates title issues not commonly seen in other states. When performing a Florida title search, these are the most frequent problems encountered:
Unsatisfied Mortgages: Paid-off mortgages without recorded satisfactions. Florida requires satisfaction within 60 days (§701.04) but compliance is inconsistent, especially with lenders who have merged, been acquired, or gone out of business. MERS assignments compound this issue.
Undischarged Lis Pendens: Foreclosure cases that were dismissed without a formal discharge of the lis pendens. The cloud on title remains until the lis pendens is specifically cancelled by court order.
HOA/COA Assessment Liens: Unpaid association assessments, including special assessments for hurricane damage repairs and building safety compliance (following the Surfside condo collapse legislation). These liens can be significant — tens of thousands for major structural assessments.
Code Enforcement Liens: Municipal fines that accumulated at $250+/day, sometimes reaching tens or hundreds of thousands of dollars. Often missed in standard title searches because they may not appear in the clerk's index.
Improper Lady Bird Deed Language: Enhanced life estate deeds with incorrect or insufficient reservations, creating ambiguity about whether the grantor retained full powers during life.
Tax Certificate and Tax Deed Issues: Properties with outstanding tax certificates, or title acquired through tax deed sale that may not have extinguished all liens. Quiet title action is often needed after a tax deed purchase.
Missing Heirs and Probate Defects: Property transferred without proper probate proceedings, especially when the deceased owner held title individually without a Lady Bird deed, trust, or joint tenancy. Florida's homestead descent restrictions (§732.401) frequently create unexpected title issues when a married homeowner dies.
How Florida Compares to Other States
Florida vs. California
Foreclosure: FL is judicial (180-400+ days); CA is non-judicial (150-250 days).
Security Instrument: FL uses mortgages; CA uses deeds of trust.
Transfer Tax: FL $7.00/$1,000; CA $1.10/$1,000 (county) + city taxes.
Homestead: FL has unlimited dollar protection; CA caps at $300K-$600K.
Assessment Cap: FL Save Our Homes 3%; CA Prop 13 2%.
California Property Records →
Florida vs. Texas
Foreclosure: FL judicial (180-400+ days); TX non-judicial (60-90 days).
Transfer Tax: FL $7.00/$1,000; TX has no transfer tax.
Homestead: Both have strong protections — FL unlimited dollar/half-acre; TX unlimited dollar/10 acres urban.
Income Tax: Neither state has income tax.
HOA Liens: FL has super-lien; TX HOA liens are powerful but structured differently.
Texas Property Records →
Florida vs. New York
Foreclosure: Both judicial — FL 180-400+ days; NY 300-800+ days (slowest in nation).
Transfer Tax: FL $7.00/$1,000; NY $4.00/$1,000 + mansion tax (1%+ above $1M).
Homestead: FL unlimited dollar protection; NY limited to $150K-$300K by county.
Income Tax: FL has none; NY up to 10.9% state + 3.876% NYC.
New York Property Records →
Frequently Asked Questions: Florida Property Records
Major Florida Counties
Title Search Services
Florida Resources
- Property Records Directory
- Florida Title Search Services
- Florida Title Search Guide
- Preliminary Title Reports
- Types of Easements
- How to Perform a UCC Lien Search
- Types of Property Deeds
- Property Liens Resource Center
- Construction Lien Guide
- Judgment Lien Search
- Tax Lien Search
- Foreclosure Auction Guide
- Find Property Owners
- How to Do a Title Search
- Title Search vs. Title Insurance
- Understanding Chain of Title
- Title Search Cost Guide
Investor Resources
Last Updated: March 2026 · Author: Andreas Delfakis, U.S. Title Records · Fact-checked: ✓ Verified
U.S. Title Records provides professional property records search and title research services in all 67 Florida counties since 2009. We are not a law firm, title insurance company, or licensed real estate broker. The information on this page is for educational and informational purposes only and does not constitute legal advice. For legal advice regarding Florida property transactions, consult a licensed Florida real estate attorney. For title insurance, contact a Florida-licensed title insurance agent regulated by the Florida Office of Insurance Regulation.