Brevard County deed records are public files that show who owns land and buildings in Brevard County, Florida. These records are kept by the Brevard County Clerk of Courts office.
You can look at them online or visit the office in person. Anyone can search for free, but getting a certified copy costs money. This page explains how to find records, what types of deeds exist, and what facts you will see on each document.
What Are Brevard County Deed Records
Brevard County deed records are written files that prove a property transfer from one person to another. The county clerk stores these files after recording. Recording means the clerk checks the deed, adds it to the public index, and keeps a scanned image. Florida law says property deeds must be recorded to protect buyers. The clerk also gives each deed a book and page number or an instrument number for easy lookup.
Why These Records Matter
Deed records matter because they show who has legal rights to a property. Banks check them before giving loans. Title companies check them before issuing insurance. Buyers check them to make sure the seller really owns the land. Heirs and lawyers check them when settling estates. Anyone can check them to learn about neighborhood ownership history or to spot liens.
Who Files Deeds in Brevard County
The Brevard County Clerk of Courts files all real estate deeds. The Recording Department handles paper and electronic submissions. The clerk follows Florida Statute Chapter 695 for formatting rules. The clerk also follows Chapter 28 for indexing duties. Both statutes make sure every deed gets a proper label, a date, and a public page number.
Types of Deeds Recorded in Florida
Florida law recognizes several deed types, and each one shows up in the Brevard County deed records index. Knowing the type helps you pick the right search filter. It also helps you read the legal language once you pull the image.
Warranty Deed
A Florida warranty deed is the most common type used in home sales. The seller promises the property has clear title and no hidden liens. The seller also promises to pay for any legal problems that show up later. Buyers get the strongest protection with this deed.
Special Warranty Deed
A Florida special warranty deed only covers the time the seller owned the property. The seller does not promise anything about earlier owners. Banks and businesses often use this deed when they sell repossessed homes or commercial buildings.
Quitclaim Deed
A Florida quitclaim deed transfers any interest the seller has, but makes no promises. Courts use it to clear up title errors. Family members use it to add or remove names from property. Title insurance usually costs more when this deed is used.
Trustee’s Deed and Tax Deed
A trustee’s deed comes from a foreclosure sale handled by a bank or HOA. A Florida tax deed comes from a county auction for unpaid property taxes. Both show up in Brevard County deed records after the sale closes.
| Deed Type | Who Uses It | Level of Buyer Protection |
|---|---|---|
| Warranty Deed | Most home sales | Strong |
| Special Warranty Deed | Banks, businesses | Limited to seller’s ownership |
| Quitclaim Deed | Family transfers, title fixes | Very limited |
| Trustee’s Deed | Foreclosure sales | Depends on sale terms |
| Tax Deed | County tax auctions | May include older liens |
How to Search Brevard County Deed Records
You have three main ways to search Brevard County deed records. You can use the county online portal, visit the clerk’s office, or use statewide tools. The online method works best for most people. The office visit helps when you need certified copies or older paper records.
Online Search Through the Clerk Portal
The Brevard County Clerk runs an official records search at brevardclerk.us. You can search by name, parcel number, document type, or recording date. The portal shows indexed data for free. Viewable scanned images may carry a small fee per page. The system works 24 hours a day from any device with internet access.
Name Search (Grantor and Grantee)
A Florida grantor grantee search looks for deeds by the people named in the transfer. The grantor is the seller. The grantee is the buyer. You can search either name or both names. Narrow your results by adding a year range or a document type like “warranty deed.”
Search by Parcel Number
A Florida property appraiser parcel search uses the 11 to 17 digit parcel ID from the property appraiser website. Every Brevard County parcel has a unique number. This search method is the most accurate because it removes name confusion. It also pulls every deed tied to that exact piece of land.
Search by Property Address
A search by address works for quick checks. The clerk portal matches the address to a parcel and shows the deed history. This method helps buyers and neighbors confirm ownership. It does not always catch partial matches, so double-check with a parcel number when possible.
Book and Page or Instrument Number
A Florida OR book and page number search uses the older paper indexing system. A Florida instrument number deed search uses the newer computer numbering system. Both pull the exact document you want. Use this method when someone already gave you a citation, like “Book 5823, Page 1450” or “Instrument 2025012345.”
Office Location and Contact Details
The Brevard County Clerk of Courts runs several recording branch offices. The main office handles most real estate recordings. You can also use satellite offices for in-person searches and certified copies. Bring a valid photo ID when you visit. Plan to pay fees by cash, check, or card.
Main Recording Office in Titusville
The main clerk office sits at 400 South Street, Titusville, FL 32780. The Recording Department takes walk-in customers from 8:00 AM to 5:00 PM, Monday through Friday, except holidays. Phone support runs during the same hours at (321) 637-2000. The office accepts eRecording through approved vendors for fast submissions.
Additional Service Locations
Brevard County also operates branch offices in Melbourne, Palm Bay, and Viera. These branches offer limited recording services. They can pull images and print copies for a fee. The Viera Government Center also houses the Property Appraiser for cross-checking parcel data.
Costs and Fees for Deeds
Fees for Brevard County deed records follow the statewide rate schedule set by Florida Statute 28.24. The clerk publishes the full fee chart on its website. Most fees cover recording, indexing, and image access. Certified copies carry an extra charge.
Standard Recording Fees
The first page of a standard deed costs $10 to record. Each extra page costs $8.50. Documents that meet certain size or font rules may get a $5 discount on the first page under Florida’s marketable record title law. Satisfaction of mortgage and lien releases follow the same fee structure.
Certified Copy Fees
A certified copy of a Brevard County deed costs $1 per page plus a $2 certification fee. The clerk stamps the copy and attaches an official seal. Banks and courts usually require certified copies for closing paperwork or legal filings.
Online Image Fees
Free viewing of indexed data is available to all users. Viewing a scanned deed image online costs $1 per page. Users can pay with a credit card through the secure portal. Bulk image purchases may qualify for discount packages.
| Service | Fee |
|---|---|
| First page recording | $10 |
| Each extra page | $8.50 |
| Marketable title discount (first page) | -$5 |
| Online image view | $1 per page |
| Certified copy (per page) | $1 + $2 seal fee |
How to Verify a Florida Property Deed
Verifying a property deed means checking that the recorded document matches the property you are researching. A check protects you from fraud and title errors. It also confirms that no surprise liens exist. Buyers, sellers, and heirs should always verify before moving money.
Step 1: Pull the Most Recent Deed
Run a parcel search in the Brevard County official records portal. Pull the latest warranty deed or quitclaim deed. Confirm the legal description matches the address you care about. Confirm the grantor matches the seller and the grantee matches the buyer.
Step 2: Check for Liens and Mortgages
Search for “mortgage,” “satisfaction,” “lien,” and “judgment” under the same parcel. Each entry shows whether a debt is still open. A satisfaction entry means the debt is paid. A missing satisfaction can delay closing.
Step 3: Match the Owner Name on File
Cross-check the grantee name against the Brevard County Property Appraiser database. The appraiser’s site shows the current owner of record for tax purposes. If the names do not match, a deed may have been recorded but not yet changed in the tax roll.
Step 4: Order a Title Search
For full protection, hire a Florida title company to run a full chain of title. The search goes back 30 years or more. The title company issues title insurance that covers hidden defects. Lenders require this insurance before approving a mortgage.
Free Florida Property Deed Search Options
You can search Florida property records for free using public websites. These sites pull data from county clerks. They do not replace a full title search, but they work well for early research.
County Clerk Portals
Every Florida county clerk runs an online portal. The Brevard County portal is free to search. The statewide portal at MyFloridaCounty.com links to each county. You can search names, parcel numbers, and recording dates without paying.
Property Appraiser Websites
Each county property appraiser posts parcel data online. The Brevard County Property Appraiser site at bcpa.us shows ownership, sales history, and parcel maps. Sales history often links back to the recorded deed in the clerk system.
Statewide DEP Land Records
Florida Department of Environmental Protection runs the BTLDS system for state-owned land. It shows patents, swamp land deeds, and conservation easements. This resource helps when research crosses public and private ownership.
What Information Appears on a Recorded Deed
A recorded deed contains set sections that follow Florida law. Knowing these sections makes reading any deed easier. Most deeds follow the same format.
Parties Section
The top of the deed names the grantor and grantee. Names appear in full, sometimes with marital status. Mailing addresses follow each name. The return-to address is where the clerk sends the recorded document after processing.
Legal Description Section
The legal description gives the exact location and size of the property. It may use a lot and block number for subdivisions. It may use metes and bounds for rural land. It should match the description on prior deeds and the property appraiser records.
Granting Clause
The granting clause is the legal sentence that transfers ownership. Phrases like “grant, bargain, and sell” signal a warranty deed. The phrase “remise, release, and quitclaim” signals a quitclaim deed.
Signature and Notary Section
The grantor signs the deed at the bottom. A Florida notary public then signs and stamps the document. Florida law requires this notarization for recording. The notary section records the commission number and expiration date.
Comparing Brevard County to Other Florida Counties
Florida has 67 counties, and each one runs its own deed recording system. Brevard County follows the same state laws as the others. Search portals and fee schedules look very similar across the state. Knowing how nearby counties work helps when property crosses borders.
Adjacent Counties with Shared Borders
Brevard County borders Indian River County to the south and Volusia County to the north. Orange County and Osceola County sit inland. Each neighbor runs its own clerk portal with similar search features.
Major Florida County Recording Systems
Large counties like Miami-Dade, Broward, Palm Beach, Hillsborough, Orange, Pinellas, and Duval each serve millions of residents. Their online portals handle high traffic with added features like bulk exports and map overlays. Smaller counties often share vendor systems with Brevard.
| County | Major City | Population (approx.) | Clerk Portal Type |
|---|---|---|---|
| Brevard | Titusville | 630,000 | Vendor hosted |
| Orange | Orlando | 1,450,000 | Vendor hosted |
| Volusia | DeLand | 560,000 | Vendor hosted |
| Indian River | Vero Beach | 165,000 | Vendor hosted |
| Miami-Dade | Miami | 2,700,000 | In-house platform |
| Broward | Fort Lauderdale | 1,950,000 | In-house platform |
| Palm Beach | West Palm Beach | 1,500,000 | Vendor hosted |
| Hillsborough | Tampa | 1,470,000 | Vendor hosted |
| Pinellas | Clearwater | 970,000 | Vendor hosted |
| Duval | Jacksonville | 1,000,000 | Vendor hosted |
Historical Brevard County Property Records
Florida historical property records go back to Spanish land grants in the 1800s. Brevard County records stretch back to 1855 when the county formed. Older deeds may use hand-drawn township maps and metes and bounds descriptions. The clerk keeps these records in archives and microfilm.
Where to Find Older Deeds
The Brevard County Historical Commission stores old property documents. The clerk’s archive room holds microfilm reels of early records. Researchers can also check the State Archives of Florida in Tallahassee for territorial-era grants and Spanish land claims.
How Old Records Get Indexed
Many older Brevard County deeds are now online in scanned form. Volunteers and staff have spent years converting paper indexes into digital records. The clerk adds new digital batches every few months. Researchers can request help for deeds not yet scanned.
Common Mistakes When Searching Deeds
Many first-time searchers miss key details. Avoiding these mistakes saves time and money.
Misspelled Names
Older deeds may spell names phonetically. Search using partial names and wildcards. Try maiden names and married names for the same person.
Wrong Date Range
A narrow date range can hide the right deed. Start with a wide range, then narrow down. Recording dates can run weeks after the signing date.
Mixing Up Parcel and Address
A parcel number and a street address do not always match. New construction often has an address before the parcel updates. Always confirm with the property appraiser.
Skipping Mortgage Records
Deed records show ownership, but mortgage records show debts. Always pull both. A deed with no mortgage may still carry unpaid liens from other recordings.
Frequently Asked Questions
The questions below cover the most common things people ask about Brevard County deed records. Each answer gives clear steps based on current Florida law and clerk practice.
Can I Search Brevard County Deed Records for Free?
Yes. The Brevard County Clerk of Courts portal lets anyone search indexed deed data at no cost. You can search by name, parcel number, document type, and recording date. Image copies cost $1 per page. Certified copies cost more and require payment. No subscription or login is required for basic searches.
How Far Back Do Brevard County Records Go?
Brevard County deed records go back to 1855, when the county was created from parts of St. Lucie and Volusia counties. Older Spanish and British land grants are kept in state archives. Many early Brevard records are now scanned and online. Records from 1970 forward are usually searchable by name in the digital index.
What Is the Difference Between Recording Date and Instrument Date?
The instrument date is when the deed was signed by the grantor and notary. The recording date is when the clerk accepted the deed and filed it in the public index. Florida law makes the recording date the official public date. Buyers and title companies rely on the recording date to track priority of claims.
Do I Need a Lawyer to Read a Florida Deed?
No. Most deeds use plain sections and short legal phrases. A property owner can read their own deed with the help of this page. A lawyer or title agent helps when deeds cross multiple parcels, involve trusts, or carry unusual easements. Lawyers are also useful when correcting errors in older deeds.
How Long Does Recording Take?
Electronic recordings through approved vendors usually post within one business day. Paper submissions through the mail take seven to ten business days after the clerk receives them. Same-day recording is available for walk-in customers before 4:00 PM. Recording dates are stamped at the moment of acceptance, not the moment of upload.
Can I Remove My Name From a Recorded Deed?
Yes. The most common way is to record a new deed that transfers your interest to another person. For a divorce, a quitclaim deed from one spouse to the other clears the title. For estate transfers, a personal representative records an executor’s deed. Each new deed carries its own recording fees.
What Happens If a Deed Has an Error?
A corrected deed, also called a corrective instrument, fixes small errors like misspellings or wrong lot numbers. Florida Statute 695.03 allows the clerk to record a corrective deed without needing a new transaction. Larger errors may require a court order to clear up the chain of title. Title companies help decide which path fits each case.