Kendall city deed records are public documents filed with the Miami-Dade County Clerk of Court. Kendall is an unincorporated community, so property transfers in this region are recorded at the county level.
Anyone searching for a deed, title history, or ownership record for a Kendall property must use Miami-Dade County’s official records system. This page shows where to search, how to read the records, what fees apply, and how to request certified copies.
What Are Kendall City Deed Records
Kendall city deed records are the legal documents that show who owns a property in Kendall. Each time a home or land parcel is sold, gifted, or transferred, a new deed is filed with the county. The county keeps these records open to the public under Florida law. Each deed lists the grantor (seller), the grantee (buyer), the legal property description, the sale price, and the recording date. These details form the official ownership chain for every parcel in Kendall.
How Kendall Falls Under County Jurisdiction
Kendall is not an incorporated city. It is a census-designated place inside Miami-Dade County. Florida recording law places all deed filing duties on the county clerk where the property sits. For Kendall, that office is the Miami-Dade County Clerk of Court. Even when a property has a Kendall mailing address, the legal recording system runs through the county portal.
Public Access Rights Under Florida Law
Florida Statute Chapter 119 gives the public the right to view official government records. Statute Section 28.222 gives the clerk of court the duty to record deeds and maintain indexes. Statute Chapter 695 sets the rules for recording real estate documents. Together, these laws make Kendall deed records open for public viewing, search, and copy requests.
Where to Search Kendall Deed Records
Several online tools allow users to search Kendall deed records. The strongest source is the Miami-Dade County Clerk’s official records portal. Statewide tools and county directories also help when the property sits near a county border or when a parcel ID is known.
Miami-Dade County Clerk Official Records Portal
The main search tool for Kendall property is the Miami-Dade Clerk official records portal at https://www.miamidadeclerk.gov/clerk/official-records.page. This portal allows searches by name, document type, book and page, parcel number, and recording date. Each result links to the recorded image of the deed. Users can also order certified copies through the same portal.
This image shows the Miami-Dade County Clerk official records landing page, which is the main search entry point for Kendall properties.
MyFloridaCounty Statewide Search Tool
MyFloridaCounty at https://www.myfloridacounty.com/official_records/index.html is a statewide jump page. It routes users to the correct county clerk based on the property location. For Kendall, this tool sends the user to the Miami-Dade portal. It also helps when searching neighboring counties such as Broward or Palm Beach.
Florida Clerks Association Office Locator
The Florida Clerks Association at https://www.flclerks.com/ lists every county clerk office in the state. It includes addresses, phone numbers, and direct links to each county’s official records search. Users who need a phone number or fax line for a recorded instrument request can find it on this page.
Florida Department of Revenue Local Officials
The Florida Department of Revenue property page at https://floridarevenue.com/property/Pages/LocalOfficials.aspx lists each county property appraiser and tax collector. Tax records often show the parcel ID linked to a deed, which makes it easier to run an official records search.
How to Search by Name, Parcel, or Address
Kendall deed records can be searched three main ways. Each method works best for a specific situation. Picking the right method saves time and reduces wrong results.
Grantor and Grantee Index Searches
The grantor is the person who sells or transfers the property. The grantee is the person who receives it. Searching by either name returns every deed where that person appears. Users should type the full legal name as printed on a prior deed or tax record. Common spelling errors cause most name search failures.
- Search by grantor name to find every sale a person made
- Search by grantee name to find every purchase a person received
- Use last name first for broad results
- Use date ranges to narrow results when a name is common
Parcel Number Lookups
The Miami-Dade Property Appraiser assigns a folio number to each parcel. This folio number stays with the land forever, even when the owner changes. Searching the official records portal by folio number returns every recorded deed for that exact parcel. This method gives the cleanest results when a folio number is known.
Book and Page Number Lookup
Older Kendall deeds use a book and page number. The clerk’s portal accepts these numbers and jumps directly to the recorded image. Book and page numbers appear on prior deeds, mortgage documents, and title insurance paperwork. This method is fast and skips broad index searches.
Address-Based Property Searches
The Miami-Dade Property Appraiser site at https://www.miamidade.gov/propertyappraiser/ allows address searches. Once the appraiser returns a parcel, the user can copy the folio number and search the official records portal. This path works well when only a street address is known.
Types of Deeds Recorded in Miami-Dade
Different deed types appear in Kendall records. Each deed type carries a different level of title warranty. Knowing the type helps users read the document and judge the strength of the title claim.
Warranty Deeds
A warranty deed is the strongest form of deed. The grantor promises that the title is clear of liens, easements, and ownership disputes from any prior owner. Warranty deeds are the most common type in Kendall residential sales. Buyers prefer them because they give legal protection against hidden title problems.
Quitclaim Deeds
A quitclaim deed transfers whatever ownership interest the grantor has, with no warranty. It does not promise the grantor actually owns the property. Quitclaim deeds are common in family transfers, divorce settlements, and clearing up title defects. They are also used to add or remove a spouse from a deed.
Special Warranty Deeds
A special warranty deed only protects the buyer against claims that arose while the grantor owned the property. It does not cover earlier periods. Special warranty deeds appear in commercial sales, estate transfers, and certain foreclosure sales. Reading the warranty language carefully is important with this deed type.
Florida Deed Recording Requirements
Florida law requires that certain items appear on every recorded deed. If any item is missing, the clerk can reject the document. The rules below apply to all Kendall deed filings.
Documentary Stamp Tax Rules
Florida charges a documentary stamp tax on every deed that transfers ownership for value. The current rate is $0.70 per $100 of the consideration price for Miami-Dade County. The tax is calculated on the full sale price, not the loan amount. For quitclaim and gift transfers, the tax is calculated on the prior recorded value or the documentary stamp tax value set by the property appraiser.
Signature and Notary Requirements
Every deed must be signed by the grantor in front of a Florida notary public or an out-of-state notary commissioned in a state that recognizes Florida notarial acts. The notary seal, signature, and commission expiration date must appear on the document. Missing notary details are the most common reason for rejection at the Miami-Dade Clerk office.
Legal Description Standards
Florida Statute Chapter 695 requires a complete legal description on every recorded deed. The description may use a lot and block format for platted subdivisions, a metes and bounds format for unplatted land, or a condo unit format for condominium units. A tax parcel ID alone is not enough. The clerk checks the legal description against recorded plats and prior deeds.
How to Get Certified Copies
A plain copy shows the recorded image but does not carry a court seal. A certified copy carries the clerk’s raised seal, a signature, and a certification statement. Certified copies are required for court filings, real estate closings, and many title insurance matters.
Online Certified Copy Requests
The Miami-Dade Clerk portal allows online certified copy orders. Users select the recorded instrument, choose certified copy, and pay the fee by credit card. The system emails the certified copy as a PDF once the clerk processes the order. Most online requests are ready within one business day.
In-Person Visit to Clerk Office
The Miami-Dade Clerk official records office accepts walk-in requests at the downtown courthouse. The clerk staff pulls the instrument, runs the certified copy, and applies the seal on site. Walk-in requests are usually completed in under thirty minutes when the book and page number or document number is provided.
Mail-In Certified Copy Requests
Mail requests are accepted by the clerk’s office. The request must include the book and page number, the document number, a self-addressed stamped envelope, and a check or money order for the certified copy fee. Mail requests take seven to fourteen business days to return.
Fees, Costs, and Payment Methods
Fees for Kendall deed records are set by Florida statute and by Miami-Dade County administrative order. The fee schedule is posted on the clerk’s website. Below is a summary of the main fees that apply.
| Service | Fee |
|---|---|
| Recording a deed (first page) | $10.00 base + recording fees |
| Each additional page | $8.50 per page |
| Documentary stamp tax (Miami-Dade) | $0.70 per $100 of value |
| Plain copy (online) | $1.00 per page |
| Certified copy | $1.00 per page + $1.00 certification |
| Overnight mail return | Actual postage cost |
Fees change from time to time. Users should confirm the current fee schedule on the clerk’s website before submitting a request. Credit cards, checks, money orders, and cash are accepted depending on the request method.
Common Search Challenges and Fixes
Even experienced users hit search problems on the clerk portal. The list below covers the most common issues and the fastest fixes.
Name Variations and Spelling Issues
Names appear on deeds in many forms. Middle names, suffixes, and hyphenated spellings all change between deeds. A person named “Maria Lopez Garcia” may appear as “Maria L. Garcia” or “M. Lopez” on older records. Running the search with just the first and last name, then scanning results by date, often solves the issue.
Address Changes Over Time
Kendall has seen many street renamings and zoning changes. An address from the 1990s may not match the current address in the appraiser’s database. Looking up the parcel by old plat map, then matching it to the current folio number, is often the fastest path.
Missing Image Delays
The clerk indexes a new deed quickly, but the recorded image can take an extra day to post. If a search returns an instrument number with no image, waiting one business day and reloading usually solves the issue.
Recording Workflow for New Deeds
Kendall property owners who want to record a new deed must follow a specific workflow. The steps below apply to most residential transfers.
Prepare the Deed Document
The deed must include the legal name of each party, the legal description, the parcel ID, and the consideration amount. A notary must sign and seal the deed. The grantor’s mailing address must appear on the first page so the clerk can return a conformed copy after recording.
Calculate Documentary Stamp Tax
The seller or closing agent calculates the documentary stamp tax and sends payment with the deed. Miami-Dade County requires the tax to be paid at recording. If the deed is exempt from the tax, the exemption reason must appear on the face of the deed and on the cover page.
Submit Through eRecording or by Mail
Many title agents use eRecording platforms such as Simplifile, eRecording Partners, or CSC to submit deeds electronically. These platforms send the deed straight to the clerk’s recording queue and return a recording number within hours. Mail and walk-in submissions are also accepted for those who do not use eRecording.
Confirm Recording and Pull the Image
Once the clerk records the deed, the recording number appears in the public search. The grantor should pull the recorded image to confirm that all fields scanned correctly. If a field scanned wrong, a corrective deed must be recorded to fix the error.
Miami-Dade Clerk Contact Information
The Miami-Dade County Clerk of Court handles all Kendall deed recording. The contact details below are current as of 2026.
Office Address and Hours
The official records recording office is located at the Miami-Dade County Courthouse, 73 West Flagler Street, Miami, FL 33130. Office hours run Monday through Friday, 8:00 AM to 4:30 PM. The office closes on county holidays. Users who plan to visit in person should bring a photo ID.
Phone and Email Support
Phone support for official records is available at 305-275-1155. Email support is available through the contact form on the clerk’s website. Callers should have the parcel ID or document number ready to speed up the lookup.
Official Website Links
The main official records portal is https://www.miamidadeclerk.gov/clerk/official-records.page. The clerk’s general website is https://www.miamidadeclerk.gov. The Property Appraiser portal is https://www.miamidade.gov/propertyappraiser/. These three sites cover most deed search and recording needs for Kendall properties.
Frequently Asked Questions
This FAQ section covers the most common questions users ask about Kendall deed records. Each answer is built for fast reading and direct action. The questions reflect real search behavior from Florida property owners, title agents, and legal researchers looking for accurate, current information on deed recording in the Kendall area.
Are Kendall deed records free to search online?
Yes. The Miami-Dade Clerk portal allows free name and document searches. Viewing a recorded image of a plain copy costs $1.00 per page. There is no charge to view the index entries, which include the grantor, grantee, recording date, and document type. Certified copies and full document downloads carry fees set by Florida statute and county administrative order. Users who only need to confirm a name or date can do so without paying any fee.
How long does it take for a new Kendall deed to appear online?
Most Kendall deeds filed through eRecording platforms appear in the public index within one to four hours. The recorded image usually posts within one business day. Mailed documents take longer because the clerk must open, scan, and index them by hand. Walk-in recordings are indexed the same day but the image may take until the next morning to appear. Users who need instant proof of recording should request a recording confirmation receipt at the time of filing.
Can I find a Kendall deed with only a property address?
Yes. Users should start at the Miami-Dade Property Appraiser site and search by address. The appraiser returns the folio number for the parcel. With the folio number, the user can search the official records portal and pull every recorded deed tied to that parcel. This two-step path works for current addresses and most addresses from the last forty years.
What is the difference between a warranty deed and a quitclaim deed in Kendall?
A warranty deed guarantees the grantor owns the property free of liens and gives the grantee legal protection against past claims. A quitclaim deed transfers only whatever interest the grantor has, with no guarantee. Warranty deeds are common in arm’s length sales. Quitclaim deeds are common in family transfers, divorce property splits, and clearing title clouds. Title insurers prefer warranty deeds because the title warranty strengthens the chain of ownership.
How do I fix a mistake on a recorded Kendall deed?
A recorded deed cannot be edited. A corrective deed must be recorded to fix errors. The corrective deed references the original deed by book and page or document number, identifies the specific error, and states the corrected information. The corrective deed is signed, notarized, and recorded with the same documentary stamp tax rules. Most title agents and real estate attorneys handle corrective deeds as part of their closing or title work.
Do I need an appointment to visit the Miami-Dade Clerk office for Kendall records?
Walk-in service is available for most official records requests. The office accepts visitors during regular business hours, Monday through Friday from 8:00 AM to 4:30 PM. Users who need a large volume of certified copies or who are filing multiple documents may benefit from calling ahead to confirm wait times. Some specialty services, such as apostille processing, may require an appointment.
Are Kendall probate and estate deeds recorded in the same system?
Yes. Probate deeds, personal representative deeds, trustee deeds, and life estate deeds are all filed in the same official records system. The document type codes distinguish these deeds from warranty and quitclaim deeds. Users searching estate records should search by the decedent or trustee name, then filter results by document type to find the probate-related deeds quickly.