Florida Property Records
Title Search | Lien Search | Deed Search | Homestead Verification | Chain of Title
U.S. Title Records provides professional Florida property records search and title examination for all 67 counties. Our abstractor network has direct access to Clerk of Court Official Records, Property Appraiser databases, and court judgment dockets across every Florida recording jurisdiction. Unlimited homestead exemption (strongest creditor protection in the nation). HOA/condo super lien survives foreclosure. Tax certificate system where "paid" taxes may actually be held by an investor. Judicial foreclosure only (180 to 400+ days). Save Our Homes 3% assessment cap with portability. Documentary stamp tax plus intangible tax. Reports from $29.
Florida Property Records Search and Professional Title Examination for All 67 Counties
Florida's unlimited homestead exemption under Article X, Section 4 of the Florida Constitution is the strongest creditor protection in the United States, but it creates a title risk that no other state has: a deed conveying homestead property without proper spousal joinder is voidable. Under Florida Statute 689.111, both spouses must join in any conveyance of homestead property, even if only one spouse is on the title. A deed signed by only one spouse is not merely defective; it is voidable by the non-signing spouse. This means a buyer who purchases Florida homestead property from a married seller without both signatures may not receive valid title. Our abstractors verify homestead status, marital indicators, and spousal joinder on every Florida conveyance in the chain.
Florida's HOA and condominium super lien statute means unpaid association assessments partially survive foreclosure. Under Florida Statute 720.3085 (HOA) and 718.116 (condominium), when a lender forecloses, the association retains a super lien for the lesser of 12 months of unpaid assessments or 1% of the original mortgage amount. This lien survives the foreclosure sale and becomes the responsibility of the buyer at the foreclosure auction. On a $300,000 original mortgage with $8,000 in delinquent HOA assessments, the super lien portion is $3,000 (1% of $300,000). The buyer at the foreclosure auction inherits this $3,000 obligation on top of the purchase price. No other major state has a comparable HOA super lien formula.
Florida's tax certificate system creates a "paid taxes" trap that catches out-of-state buyers. Under Florida Statute 197.432, when property taxes become delinquent, the Tax Collector sells a tax certificate to an investor (not the property itself). The certificate holder earns interest (up to 18% in Florida). On the Property Appraiser website, the taxes may appear "paid" because the certificate was sold, but the property now has a tax certificate lien held by a private investor. After 2 years, the certificate holder can apply for a tax deed, forcing a sale. A free online search of the Property Appraiser may show taxes as "paid" when they are actually delinquent with a certificate outstanding. Our Full Owner Lien Report ($195) identifies outstanding tax certificates.
Unlimited Homestead: Protection and Risk
Article X, Section 4 of the Florida Constitution protects homestead from forced sale by judgment creditors with no dollar limit. Half acre in a municipality, 160 acres outside. But this protection comes with the spousal joinder requirement (F.S. 689.111): both spouses must sign any homestead conveyance. A deed without both signatures is voidable. Our reports verify homestead exemption status, marital indicators, and spousal joinder for every conveyance in the chain.
HOA/Condo Super Lien Survives Foreclosure
Under F.S. 720.3085 (HOA) and 718.116 (condo), a limited portion of delinquent association assessments survives a lender's foreclosure: the lesser of 12 months of unpaid assessments or 1% of the original mortgage. Foreclosure auction buyers inherit this obligation. In California, the HOA super lien is more limited. In Georgia, there is no HOA super lien.
Tax Certificate "Paid" Trap
Under F.S. 197.432, delinquent taxes are sold as certificates to investors. The Property Appraiser website may show taxes "paid" when the certificate was sold. The property has a tax certificate lien. After 2 years, the certificate holder can force a tax deed sale. Our reports verify whether taxes are genuinely current or whether a certificate has been sold. This trap does not exist in states like North Carolina (no tax certificates).
Documentary Stamp + Intangible Tax
Florida imposes documentary stamp tax of $0.70 per $100 ($7.00 per $1,000) on deeds under F.S. 201.02, plus intangible tax of $0.20 per $100 ($2.00 per $1,000) on new mortgages under F.S. 199.133. On a $400,000 purchase with $320,000 mortgage: doc stamps of $2,800 (on deed) plus doc stamps of $1,120 (on mortgage at $0.35/$100) plus intangible tax of $640. Total recording taxes: $4,560. Miami-Dade County adds a local surtax of $0.45/$100 on deeds.
Save Our Homes Cap + Portability
Under Article VII, Section 4 of the Florida Constitution, homesteaded property assessments are capped at 3% annual increase or CPI, whichever is less. On sale, the assessed value resets to market value. The difference between capped assessment and market value can be $100,000+ on long-held properties. Portability (F.S. 193.155) allows transferring up to $500,000 of accumulated Save Our Homes benefit to a new Florida homestead. Our $29 report includes current assessed vs. market value.
Florida Title Search Report Options
Professional examination covering all 67 counties at the same pricing
Property Detail Report ($29)
Florida property ownership verification and Property Appraiser data.
- Current vested owner and tenancy type
- Homestead exemption status
- Save Our Homes capped value vs. market value
- Open mortgages from Clerk of Court
- Property characteristics and lot size
- Tax payment status and certificate check
- Most recent sale date and consideration
Full Owner Lien Report ($195)
Comprehensive Florida property AND owner lien search.
- Everything in the $29 report
- All Clerk of Court liens (mortgages, mechanic liens, lis pendens, HOA/condo liens)
- Court judgment lien search
- FL Dept. of Revenue tax lien search
- IRS federal tax lien search
- UCC financing statement search
- Federal bankruptcy records
- Tax certificate outstanding identification
- Spousal joinder verification on homestead
- Free foreclosure status check (lis pendens)
Expanded Title Search ($375)
The most comprehensive Florida deed search and examination.
- Everything in the $195 report
- Complete chain of conveyance with vesting instruments
- Easement and restrictive covenant research
- Legal description verification
- Comparable sales data
- OR Book and page for every instrument
Additional: Deed Copy $45 | Title Search by Name $75/$535 | Lien Report $95 | Chain of Title $275 | Full schedule of fees
Florida Property Records by County
Direct Clerk of Court and Property Appraiser access for every Florida county
Miami-Dade County
Largest FL county. Local surtax on documentary stamps ($0.45/$100 on deeds). Heavy condo market with F.S. 718.116 super lien risk. FinCEN Geographic Targeting Order requires cash purchase reporting. Reports from $29.
Broward County (Fort Lauderdale)
Second largest. Active foreclosure auction market. HOA super lien (F.S. 720.3085) and condo super lien (F.S. 718.116) both prevalent. $195 recommended for any purchase.
Palm Beach County
High-value market. Save Our Homes gaps can exceed $200,000 on long-held properties. Spousal joinder critical on homestead conveyances. Investor activity in West Palm Beach and Riviera Beach.
Hillsborough County (Tampa)
West coast anchor. Active tax certificate market. Construction lien risk (Ch. 713) from Tampa Bay development boom. Seller financing activity in transitional areas.
Orange County (Orlando)
Tourism corridor. Short-term rental properties with HOA restrictions. Community Development District (CDD) assessments similar to California's Mello-Roos in newer developments.
Duval County (Jacksonville)
Consolidated city-county government (like San Francisco). Clerk of Court records all instruments. Active military market (Naval Station Mayport, NAS Jacksonville). $195 recommended.
Pinellas County (St. Petersburg)
Barrier island properties with flood zone and easement complexities. Condo-heavy market. Insurance requirements affect title and closing. $375 Expanded for waterfront.
All 67 Counties
Same pricing from Miami-Dade to Liberty (smallest). Search by address or by name. Clerk of Court and Property Appraiser for every FL county. BBB A+ since 2009.
Four Florida-Specific Risks That Require Professional Title Examination
1. A deed without spousal joinder on homestead property is voidable. Under F.S. 689.111, both spouses must sign any conveyance of homestead property in Florida. A deed signed by only one married spouse is voidable by the non-signing spouse, even years after the sale. This is not a curable defect without the non-signing spouse's cooperation. Our Full Owner Lien Report ($195) verifies homestead status and spousal joinder for every conveyance. This risk does not exist in non-homestead states like New York or New Jersey.
2. HOA/condo super liens survive foreclosure and become the buyer's responsibility. Under F.S. 720.3085 and 718.116, the association retains a super lien for the lesser of 12 months of unpaid assessments or 1% of the original mortgage amount. This lien survives the foreclosure sale. On a property with a $400,000 original mortgage and 18 months of delinquent HOA at $500/month ($9,000 total), the super lien is $4,000 (1% of mortgage). The auction buyer pays the purchase price plus inherits $4,000 in HOA obligations. A $195 report identifies all association liens and calculates the super lien amount before you bid.
3. Tax certificates make taxes appear "paid" when they are actually delinquent. Under F.S. 197.432, delinquent property taxes are sold as certificates to investors at annual tax certificate sales. The investor pays the taxes and earns interest. On the Property Appraiser or Tax Collector website, the taxes may show as "paid" because the certificate was purchased. But the property now has a tax certificate lien. After 2 years, the certificate holder can apply for a tax deed. A free online search may not distinguish between genuinely current taxes and taxes paid by a certificate holder. Our reports verify whether certificates are outstanding.
4. Judicial foreclosure takes 180 to 400+ days, and lis pendens may not appear in all free searches. Florida requires judicial foreclosure for all mortgage foreclosures. The lender files a lis pendens and complaint in Circuit Court. The lis pendens is recorded with the Clerk of Court. Many free online search tools do not surface lis pendens as clearly as deeds and mortgages. A property with an active foreclosure may appear "clean" in a basic online search. Our $195 report includes a lis pendens search and foreclosure status check.
Florida Property Records Search and Title Examination
Florida property records are maintained by the Clerk of Court (also called Clerk of the Circuit Court) in each of the state's 67 counties. Under F.S. 695.11, all instruments affecting title to real property must be recorded in the official records of the county where the property is located. Florida is a race-notice recording state under F.S. 695.01. The Clerk records deeds, mortgages, satisfactions, mechanic liens (Ch. 713), lis pendens (F.S. 48.23), HOA/condo liens, and federal tax liens. The Property Appraiser maintains a separate database with just/market value, assessed value (Save Our Homes capped), exemptions, and property characteristics. The Tax Collector manages tax payment, delinquency, and tax certificate sales.
Seven characteristics distinguish Florida property records: (1) unlimited homestead exemption with mandatory spousal joinder on conveyances (Article X, Section 4 + F.S. 689.111), (2) HOA/condo super lien survives foreclosure (F.S. 720.3085 and 718.116, lesser of 12 months or 1% of original mortgage), (3) tax certificate system where "paid" taxes may be held by an investor (F.S. 197.432), (4) judicial foreclosure only (180-400+ days, among slowest nationally), (5) Save Our Homes 3% annual assessment cap with portability up to $500,000 (Article VII, Section 4), (6) documentary stamp tax ($7.00/$1,000 on deeds, $3.50/$1,000 on mortgages) plus intangible tax ($2.00/$1,000 on new mortgages), and (7) construction liens under Ch. 713 with mandatory Notice to Owner. For free Florida property searches, most county Clerk of Court offices provide free online Official Records search, and Property Appraiser websites provide free property lookups.
How Florida Property Records Search Works
From address submission to professional title report across any of 67 counties
Enter the FL Address
Provide the address through the order portal. We identify the county, Clerk of Court, and Property Appraiser. Folio/parcel number also accepted.
Select Report Scope
$29 Property Detail to $375 Expanded. $195 recommended for any FL purchase. Essential for HOA/condo properties and foreclosure auctions.
Multi-Source Examination
Clerk of Court Official Records, Property Appraiser, Tax Collector (certificate verification), court judgments, FL Dept. of Revenue, UCC filings, and federal bankruptcy.
Report Compiled
Findings assembled with OR Book/page references, homestead/spousal joinder verification, tax certificate status, HOA super lien calculation, and F.S. citations.
PDF Delivered
Report emailed in PDF format. Email office@ustitlerecords.com with questions. Asset investigation through U.S. Asset Records.
No Subscription Required
One property, one fee. No login, no recurring charges. Same pricing for every one of Florida's 67 counties. BBB A+ since 2009.
Florida Property Records Questions
Authoritative answers regarding Florida real property records, title search, lien search, and homestead
How Do I Search Florida Property Records Online?
Most FL county Clerk of Court offices provide free online Official Records search by name, OR Book/page, or recording date. Property Appraiser websites provide free owner, value, and exemption lookups. Free searches cover one source and miss judgment liens, state tax liens, UCC filings, bankruptcy, and tax certificate status. For professional multi-source examination, submit the address to U.S. Title Records. All 67 counties. Reports from $29.
Search FL Records →What Is the Florida Homestead Exemption?
Two separate protections. Tax exemption: first $25,000 + additional $25,000 (non-school) from assessed value. Creditor protection: Article X, Section 4, unlimited in value, half acre in municipality, 160 acres outside. Strongest creditor protection nationally. But F.S. 689.111 requires both spouses to sign any homestead conveyance. A deed without spousal joinder is voidable. Our $195 report verifies homestead and joinder.
Full Owner Lien Report →What Is the HOA Super Lien in Florida?
Under F.S. 720.3085 (HOA) and 718.116 (condo), when a lender forecloses, the association retains a lien for the lesser of 12 months unpaid assessments or 1% of the original mortgage. This survives foreclosure and becomes the auction buyer's responsibility. On a $400K mortgage with $9K delinquent HOA: super lien = $4,000 (1%). Our $195 report calculates the super lien amount before you bid.
Auction Buyer Guide →How Do Florida Tax Certificates Work?
Under F.S. 197.432, delinquent taxes are sold as certificates at annual sales. The investor pays the taxes and earns up to 18% interest. The property gets a tax certificate lien. After 2 years, the holder can apply for a tax deed. Taxes may appear "paid" on the Property Appraiser website because the certificate was purchased. Our reports verify whether certificates are outstanding, distinguishing genuinely current taxes from certificate-held delinquencies.
Lien Identification →What Is Save Our Homes?
Article VII, Section 4 of the Florida Constitution caps annual assessed value increases on homesteaded property at 3% or CPI, whichever is less. On sale, assessed value resets to market value. Long-held properties can have $100,000+ gaps. Portability (F.S. 193.155) allows transferring up to $500,000 of accumulated benefit. Our $29 report shows current capped vs. market value.
Property Detail Report →How Much Does a Florida Title Search Cost?
Property Detail $29, Deed Copy $45, Name Search $75/$535, Lien Report $95, Full Owner Lien $195, Chain of Title $275, Expanded $375. Same pricing all 67 Florida counties. Full schedule of fees.
Schedule of Fees →Florida Property Records FAQ
Can a spouse void a Florida deed they didn't sign?
Yes. Under F.S. 689.111, both spouses must join in any conveyance of homestead property. A deed signed by only one spouse is voidable by the non-signing spouse. This applies even if the non-signing spouse is not on the title. The homestead exemption under Article X, Section 4 of the Florida Constitution requires spousal joinder as a condition of valid conveyance. A $195 report verifies spousal joinder on every homestead conveyance in the chain.
What is the documentary stamp tax in Florida?
$0.70 per $100 ($7.00 per $1,000) on deeds under F.S. 201.02. $0.35 per $100 ($3.50 per $1,000) on mortgages and notes. Plus intangible tax of $0.20 per $100 ($2.00 per $1,000) on new mortgages under F.S. 199.133. Miami-Dade County adds a local surtax of $0.45 per $100 on deeds. On a $400,000 purchase with $320,000 mortgage: approximately $4,560 in total recording taxes (outside Miami-Dade).
How do I find the owner of a Florida property?
Every FL county Property Appraiser website provides free owner lookups by address, folio number, or name. A Property Detail Report ($29) combines Property Appraiser data with Clerk of Court data. For all FL properties by a person, a Title Search by Name ($75/$535) covers all 67 counties. See our property owner search guide.
What liens survive a Florida foreclosure?
Property tax liens (always first priority). HOA/condo super lien (lesser of 12 months or 1% of original mortgage under F.S. 720.3085/718.116). IRS federal tax liens (120-day right of redemption). Senior encumbrances (any lien recorded before the foreclosing mortgage). Code enforcement liens. A $195 report identifies all encumbrances and calculates what survives the sale before you bid at auction.
What is portability in Florida?
Under F.S. 193.155, when a Florida homestead owner sells and purchases a new Florida homestead, they can transfer up to $500,000 of their accumulated Save Our Homes assessment benefit to the new property. This must be applied for within 3 years of selling the prior homestead. Our $29 report includes the current Save Our Homes capped value and market value, allowing buyers to calculate their potential tax obligation.
What are Florida construction lien deadlines?
Under Chapter 713, contractors and subcontractors must serve a Notice to Owner within 45 days of first furnishing. The claim of lien must be recorded within 90 days of final furnishing. Enforcement action within 1 year. The Notice of Commencement (recorded by the property owner before work begins) establishes the priority framework. Subcontractors who fail to serve the Notice to Owner lose their lien rights. A $195 report identifies all construction liens.
What is a FinCEN Geographic Targeting Order?
The Financial Crimes Enforcement Network (FinCEN) requires title insurance companies to report the identity of natural persons behind shell companies making all-cash residential real estate purchases in certain counties, including Miami-Dade, Broward, and Palm Beach. This anti-money-laundering requirement affects transactions where the buyer is a legal entity and the purchase is made without a mortgage. While not a title encumbrance, it adds a compliance layer to Florida cash purchases. Email office@ustitlerecords.com for specific inquiries.
What do I need to order a Florida property records report?
Only the property address. Submit through the order portal. Folio or parcel number also accepted. We identify the county, Clerk of Court, and Property Appraiser. No account, subscription, or commitment. One fee per property. PDF via email. Same pricing for all 67 Florida counties. BBB A+ since 2009.
Search Florida Property Records
Professional Florida title search and deed examination for any property in all 67 counties. Clerk of Court records, homestead verification, HOA super lien calculation, tax certificate identification, and comprehensive lien examination. Reports from $29.