Florida Property Records
Title Search | Lien Search | Deed Retrieval | Homestead Verification | Chain of Title
U.S. Title Records provides professional property records examination for all 67 Florida 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. Judicial foreclosure state. Unlimited homestead protection. HOA super lien. Reports from $29.
Professional Property Records Research for All 67 Florida Counties
Florida ranks among the top three states in the nation for real estate transaction volume, foreclosure activity, and population growth, making thorough title examination essential for every property transaction in the state. Since 2009, U.S. Title Records has built a deep abstractor network across all 67 Florida counties with direct access to the Clerk of Circuit Court Official Records, Property Appraiser assessment databases, and court judgment dockets. Our Florida practice is shaped by the realities of the state's market: unlimited homestead protections that affect deed validity, HOA super liens that survive foreclosure and transfer to auction buyers, and a tax certificate system where delinquent taxes are sold to private investors rather than directly foreclosed.
Florida property records present unique challenges that our abstractors are specifically trained to navigate. The state's unlimited homestead exemption under Article X, Section 4 of the Florida Constitution is the strongest creditor protection in the United States, but it comes with complex requirements including spousal joinder restrictions that can render a deed voidable. Florida's HOA and condominium super lien statute means unpaid association assessments partially survive foreclosure, creating hidden costs for auction buyers. And the state's tax certificate system (where delinquent taxes are sold to investors rather than directly foreclosed) adds a layer of complexity that most out-of-state buyers have never encountered.
When you order a Florida property records examination from U.S. Title Records, you receive a professional report prepared by an abstractor with direct experience in the specific Florida county where your property is located. Every report includes recording references (Official Records book and page or instrument numbers), statutory citations, and professional analysis. No login, no subscription, no contracts. One report, one fee, delivered via email in PDF format.
Why Our Florida Reports Are Different
Most online "property record" services pull from a single aggregated database. Our abstractors search the actual Clerk of Court Official Records, cross-reference the Property Appraiser for assessed values and homestead exemption status, examine court judgment dockets for civil liens, and check UCC filing databases. This multi-source examination identifies encumbrances that single-database searches miss, including judgment liens, construction liens (Chapter 713), and lis pendens filings.
Highest-Volume Foreclosure Market Expertise
Florida consistently ranks among the top three states for foreclosure volume. As a judicial foreclosure state, every Florida foreclosure involves a lis pendens filing, court proceedings, and a court-ordered sale. Our abstractors identify pending foreclosure actions, lis pendens, and the status of judicial proceedings for any Florida property. For foreclosure auction due diligence, the $195 Full Owner Lien Report identifies all encumbrances including HOA super liens that survive the sale.
HOA/Condo Super Lien Verification
Under Florida Statutes Sections 718.116 and 720.3085, unpaid HOA and condominium assessments have limited priority over the first mortgage and survive foreclosure. This super lien transfers to the purchaser at a court-ordered sale. Our Florida reports specifically verify HOA/condo assessment status, because this is the encumbrance that costs auction buyers the most money when missed. The super lien is capped at 12 months of assessments or 1% of the original mortgage, whichever is less.
Florida Title Examination Report Options
Every report prepared by a professional abstractor with direct access to Florida Clerk of Court records
Property Detail Report ($29)
Ownership verification and assessment data for any Florida property.
- Current vested owner and form of tenancy
- Homestead exemption status and Save Our Homes capped value
- Assessed value and current tax levy
- Open mortgages of record
- Property characteristics and lot size
- Most recent sale date and consideration
- Tax delinquency and tax certificate status
Full Owner Lien Report ($195)
Comprehensive encumbrance search for the property AND owner personally.
- Everything in the $29 report
- All Clerk of Court recorded liens (mortgages, judgments, lis pendens, construction liens)
- Court judgment docket search
- HOA/condo super lien verification
- IRS federal tax lien search
- UCC financing statement search
- Federal bankruptcy records
- Tax certificate and pending tax deed search
- Free foreclosure status check
Expanded Title Search ($375)
The most comprehensive examination available for Florida property.
- Everything in the $195 report
- Complete chain of conveyance with copies of all vesting instruments
- Easement and restrictive covenant research
- Legal description verification
- Flood zone determination
- Comparable sales data
- Recording references for every instrument
Additional: Deed Copy $45 | Title Search by Name $75/$535 | Lien Report $95 | Chain of Title $275 | Full schedule of fees
Who Needs Florida Property Records Examination
Our Florida reports serve every participant in the real estate transaction
Homebuyers
Verify clear title and homestead status before closing. Identify HOA super liens, tax certificates, and encumbrances that transfer. Reports from $29.
Foreclosure Auction Buyers
Pre-bid due diligence identifying liens that survive judicial sale: HOA super liens, tax certificates, IRS redemption rights. Florida's highest foreclosure volume demands thorough auction research. $195 recommended.
Attorneys and Paralegals
Litigation support, quiet title actions, estate administration, and seller financing due diligence. Reports with OR book/page recording references.
Lenders and Servicers
Pre-funding verification, default servicing, and collateral review. Expanded Title Search ($375) provides underwriting documentation. For comprehensive asset searches beyond property records, see U.S. Asset Records.
Three Florida Title Risks That Catch Buyers Off Guard
1. HOA super lien survives foreclosure. Under FS 718.116 (condos) and 720.3085 (HOAs), unpaid assessments have limited priority over the first mortgage. If you purchase at a foreclosure sale, you inherit the super lien amount (capped at 12 months of assessments or 1% of the original mortgage). A Full Owner Lien Report ($195) verifies HOA/condo assessment status before you bid.
2. Tax certificates that look like "paid" taxes. When Florida property taxes become delinquent and are sold at the annual tax certificate sale, the tax records may not clearly indicate that a third-party investor holds a certificate on the property. If the certificate is not redeemed within 2 years, the certificate holder can apply for a tax deed and force a sale. Our reports identify active tax certificates.
3. Homestead spousal joinder requirement. Article X, Section 4 requires both spouses to join in any conveyance of homestead property, even if only one spouse is named on the deed. A deed signed by only one spouse of a homestead property is voidable. Our reports verify homestead status and vesting type to flag this risk.
Florida Property Records and Title Examination
Florida property records are maintained by the Clerk of the Circuit Court in each of the state's 67 counties. Florida is a race-notice recording state under Florida Statutes Section 695.11. All instruments affecting real property are recorded with the Clerk of Court under FS Chapter 695, including deeds (FS 689.01), mortgages (FS Chapter 697), lis pendens (FS 48.23), judgment liens (FS 55.10), construction liens under Chapter 713, and tax warrants. Florida's Sunshine Law (Chapter 119) ensures public access to all recorded instruments.
Four characteristics distinguish Florida property records: (1) judicial foreclosure is required under Chapter 702 (FS 702.01 through 702.11) with timeline of 180 to 400+ days, (2) the homestead exemption under Article X, Section 4 of the Florida Constitution provides unlimited-dollar creditor protection with Save Our Homes 3% cap (Article VII, Section 4) and portability (FS 193.155), (3) Florida is an HOA/condominium super lien state under FS 718.116 and FS 720.3085, and (4) documentary stamp tax is imposed on all deeds at $0.70/$100 (FS 201.02) and mortgages at $0.35/$100 (FS 201.08). For free property records, most FL Clerk and Property Appraiser websites provide limited online access.
Unlimited Homestead Exemption
Florida provides the strongest creditor protection in the US: unlimited dollar protection for a primary residence (even a $50 million home is protected). Also provides up to $50,000 property tax reduction, Save Our Homes 3% annual cap, and portability of up to $500,000 in accumulated SOH benefit. Spousal joinder required for conveyance. A Property Detail Report ($29) shows homestead status and SOH capped value.
Documentary Stamp and Intangible Tax
Documentary stamp tax on deeds: $0.70/$100 of consideration (Miami-Dade: $0.60/$100 for single-family). Mortgage stamp: $0.35/$100 of obligation. Nonrecurring intangible tax: $0.002 per dollar on new mortgages. For a $400,000 purchase with $320,000 mortgage: approximately $2,800 deed stamps + $1,120 mortgage stamps + $640 intangible tax. Collected by the Clerk of Court at recording.
Florida Recording System
How property records are structured across Florida's 67-county dual-office system
Clerk of Court vs. Property Appraiser
Florida distributes records across two county offices. The Clerk of the Circuit Court maintains all recorded instruments: deeds, mortgages, liens, lis pendens. The Property Appraiser maintains assessment data: values, exemptions, ownership, property characteristics. Most counties provide free online access to both. Our abstractors search both offices to compile comprehensive results across all 67 counties.
Judicial Foreclosure (Court Required)
All Florida foreclosures proceed through the Circuit Court under Chapter 702. The lender files a lis pendens and complaint. The borrower has 20 days to respond. Typical timeline: 180 to 400+ days. The right of redemption terminates when the Clerk issues the Certificate of Title. Deficiency judgments permitted under Section 702.06. For auction due diligence, a Full Owner Lien Report ($195) is recommended.
Tax Certificate System (Chapter 197)
Florida uses tax certificates rather than direct tax deed sales. When taxes become delinquent, the Tax Collector sells tax certificates to investors at annual auction. Certificate holders earn interest. If not redeemed within 2 years, the holder can apply for a tax deed. Tax certificates are recorded with the Clerk. A Property Detail Report ($29) identifies current tax status and certificate activity.
HOA/Condo Super Lien State
Under FS 718.116 (condos) and 720.3085 (HOAs), unpaid assessments have limited priority over first mortgages. Super lien capped at 12 months of assessments or 1% of original mortgage, whichever is less. Survives foreclosure. Critical for auction buyers. A lien examination identifies HOA/condo balances.
How to Order a Florida Property Records Examination
Six steps from property address to completed title report
Submit Address
Provide the Florida property address through the order portal. We identify the correct county automatically.
Select Report Scope
Choose from $29 (ownership + homestead) to $375 (preliminary title report with easement research).
Abstractor Assigned
A professional abstractor with direct experience in the specific Florida county begins the examination.
Multi-Source Search
Clerk of Court Official Records, Property Appraiser, court judgments, UCC filings, and tax certificate databases all examined.
Report Compiled
Findings compiled into a formal title report with OR book/page recording references and analysis.
PDF Delivered
Report via email in PDF. Email office@ustitlerecords.com with questions. For asset investigation, visit U.S. Asset Records.
Florida Property Records Questions
Authoritative answers regarding Florida real property records and title examinations
How Do I Search Florida Property Records?
Submit the property address to U.S. Title Records for professional examination covering all 67 counties. Reports from $29 to $375. Free resources: Clerk of Court Official Records portals and Property Appraiser websites. Most FL counties provide free online index access with document images. However, free resources search only one office's database and cannot identify all encumbrances.
Search FL Records →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 counties, Miami-Dade to Escambia. Full schedule of fees.
Schedule of Fees →What Is the Florida Homestead Exemption?
Unlimited-dollar creditor protection for primary residence under Article X, Section 4. Up to $50,000 property tax reduction. Save Our Homes 3% annual assessment cap. Portability of up to $500,000 in accumulated SOH benefit. Applies to primary residence on up to one-half acre in municipality or 160 acres outside. Spousal joinder required. Applied at Property Appraiser by March 1.
Property Detail Report →Is Florida an HOA Super Lien State?
Yes. Under FS 718.116 (condos) and 720.3085 (HOAs), unpaid assessments have limited priority over first mortgages. Capped at 12 months of assessments or 1% of original mortgage, whichever is less. Survives foreclosure and transfers to purchaser. For auction buyers, a Full Owner Lien Report ($195) verifies HOA assessment status before bidding.
Lien Search →How Does Florida Foreclosure Work?
Judicial foreclosure through Circuit Court under Chapter 702. Lender files lis pendens and complaint. Borrower has 20 days to respond. Timeline: 180-400+ days (among longest in US). Redemption terminates when Clerk issues Certificate of Title. Deficiency judgments permitted. A title report search identifies pending lis pendens and foreclosure status.
Auction Buyer Guide →What Is a Florida Tax Certificate?
When taxes become delinquent (after April 1), the Tax Collector sells tax certificates to investors at annual auction under Chapter 197. Certificate holders earn an interest rate bid at auction. If not redeemed within 2 years, the holder can apply for a tax deed sale. Tax certificates appear in professional lien examinations. For asset investigation, visit U.S. Asset Records.
Search FL Records →Florida Property Records FAQ
What is the Save Our Homes cap?
The Save Our Homes amendment limits annual increases in assessed value to 3% for homesteaded properties. When the property is sold, the assessed value resets to market value. Portability allows transferring up to $500,000 of accumulated SOH benefit to a new FL homestead within 3 years. A Property Detail Report ($29) shows both SOH capped value and market value.
What is a construction lien in Florida?
Florida designates mechanic liens as "construction liens" under Chapter 713. Contractors must serve a Notice to Owner within 45 days of first furnishing. Lien recorded within 90 days of final furnishing. Foreclosure action within 1 year. Florida requires a final contractor's affidavit and lien releases at closing. A Full Owner Lien Report ($195) identifies all construction liens.
How do I find who owns a Florida property?
A Property Detail Report ($29) provides the vested owner. County Property Appraiser websites also provide free owner info. To find all FL properties owned by a person, a Title Search by Name ($75 statewide) covers all 67 counties. See our property owner search guide.
What are Florida's documentary stamp taxes?
Deed stamps: $0.70/$100 of consideration ($0.60 in Miami-Dade for single-family). Mortgage stamps: $0.35/$100 of obligation. Nonrecurring intangible tax: $0.002 per dollar on new mortgages. Collected by Clerk of Court at recording. For a $400K purchase with $320K mortgage: approximately $2,800 + $1,120 + $640 = $4,560 in total recording-related taxes.
Is Florida a lis pendens state?
Florida is the lis pendens capital of the US due to high foreclosure volume and the judicial foreclosure requirement. Under FS 48.23, a lis pendens provides constructive notice that litigation affecting the property is pending. All foreclosure actions require lis pendens filing. Anyone acquiring interest after recording takes subject to the outcome. A title report search identifies all lis pendens filings.
Is a subscription required to order?
No. No account, subscription, login, or contract. Submit address through the order portal. One fee per property. Reports via email in PDF with OR book/page recording references. Same pricing all 67 FL counties. For probate matters, see our dedicated page.
Search Florida Property Records
Professional title examination for any property in all 67 Florida counties. Clerk of Court records, homestead verification, HOA super lien identification, and deed retrieval. Reports from $29. For asset investigation, visit U.S. Asset Records.