Search Florida deed records through county clerk portals, statewide indexes, and state land document systems. Florida property ownership transfers are public records filed in the county where the property sits.
Each of the 67 counties holds its own official records database, and state portals route users to the correct county office. This page explains how the system works, where to search, what fees to expect, and how to order certified copies.
How the Florida Deed Records System Works
Florida deed records are county-managed public records, not a single statewide database. The Florida Constitution and state statutes place recording duties on each county clerk of court or county comptroller. That office accepts filings, indexes them by grantor, grantee, legal description, and recording date, and stores digital images that anyone can view.
County Clerk Offices Hold the Records
Every warranty deed, quitclaim deed, mortgage, lien, and easement recorded in Florida lands in the official records of one specific county. Search Florida deed records by starting with the county where the property is located. Miami-Dade holds Miami-Dade property records, Orange holds Orange property records, and the same pattern applies in all 67 counties. The Florida Court Clerks and Comptrollers association helps residents locate the right office at flclerks.com.
Florida deed records research uses this official source https://www.flclerks.com/.
The page shown above is one of the core sources used to locate Florida county clerk offices and recording contacts.
Statewide Portals Route Users to Counties
The MyFloridaCounty Official Records portal acts as a gateway to county-level search systems. It links to each county’s online search tool and lists recording fees, hours, and document standards. The portal sits at myfloridacounty.com/official_records/index.html. For state-held land, the Department of Environmental Protection runs the Board of Trustees Land Document System at prodenv.dep.state.fl.us.
Florida deed records research uses this official source https://www.myfloridacounty.com/official_records/index.html.
The page shown above is one of the core sources used to access county-level Florida deed records searches.
Step-by-Step Search Process for Florida Deed Records
A Florida deed records search follows a clear sequence. Each step reduces errors and avoids wasted fees on the wrong county or wrong instrument.
Step 1: Identify the County
Find the parcel ID or street address of the property. Use the county property appraiser website to confirm the county, legal description, and owner of record. If the search involves a person rather than a parcel, look up which county the person owns property in through the property appraiser or tax collector website.
Step 2: Open the County Official Records Portal
Go directly to the county clerk or comptroller search page. Most Florida counties now offer free name searches, with image-viewing and certified copy fees charged separately. Larger counties such as Miami-Dade, Broward, Hillsborough, and Orange maintain modern search systems with grantor, grantee, parcel, book, page, and instrument number fields.
Florida deed records research uses this official source https://floridadep.gov/lands/bureau-survey-mapping/content/title-and-land-records.
The page shown above is one of the core sources used for state land title and deed research in Florida.
Step 3: Run the Search
Enter the grantor or grantee name, parcel number, book and page, or instrument number. Most Florida county systems accept partial name matches and date ranges. Avoid punctuation in name fields because clerks index by the name as written on the recorded instrument.
Step 4: Review the Index Entry and Image
The index shows the recording date, instrument type, grantor, grantee, legal description, and book and page number. Click the image link to open the scanned deed PDF. Check the names, notary details, and recording stamps for accuracy.
Florida deed records research uses this official source https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0695/0695.html.
The page shown above is one of the core sources used to verify Florida recording law for deeds.
Step 5: Order a Certified Copy if Needed
Certified copies carry the clerk seal and are accepted for closing, probate, court filing, and title insurance. Plain printouts of online images are not certified. Request certified copies through the county clerk online ordering system, by mail, or in person.
Florida deed records research uses this official source https://prodenv.dep.state.fl.us/DslBtlds/public/welcome.
The page shown above is one of the core sources used to search Florida state land and deed documents.
Search Methods Used for Florida Property Records
Each Florida county clerk provides several search methods. Picking the right method depends on what data you have about the property or owner.
Search by Owner Name (Grantor or Grantee)
Florida official records search by name uses the grantor (seller) or grantee (buyer) field. Name searches work best when the exact spelling is known. Common name variations (John vs. Jon, hyphenated surnames) may require multiple searches. Many counties support wildcard searches using partial last names plus first initials.
Search by Parcel Number
The property appraiser parcel number, sometimes called the folio or tax ID, links directly to the deed. Florida deed search by parcel number is the most accurate method because parcel IDs are unique within a county. Find the parcel ID on the county property appraiser site, then enter it into the clerk official records search.
Search by Book and Page Number
Older Florida deeds were indexed by deed book and page number. The book and page number appears on the original deed and on title commitments. Modern Florida counties still maintain book and page indexes for older records, often digitized back to the 1960s or earlier.
Search by Instrument Number
Every recorded Florida instrument gets a unique recorded instrument number, also called a recording number or OR book and page. The instrument number is the fastest lookup key and is printed on every official copy. Use it whenever a title company, attorney, or prior owner provides the number.
Types of Florida Deeds You Can Find
Florida law recognizes several deed types. Each has different warranty protection, and the recorded instrument tells you which one was used.
Florida Warranty Deed Lookup
A warranty deed is the most common form used in standard residential sales. The grantor promises clear title and agrees to defend the buyer against any prior claims. Florida warranty deed lookup results usually show a general warranty deed with full covenants of title.
Florida Quitclaim Deed Records
A quitclaim deed transfers only the interest the grantor actually owns, with no warranty of clear title. Florida quitclaim deed records often appear in divorce transfers, family gifts, deed corrections, and tax deed follow-ups. Title insurers typically require additional research before insuring property received by quitclaim.
Florida Special Warranty Deed
A special warranty deed limits the grantor’s promise to claims that arose during the grantor’s ownership. Commercial transactions frequently use this deed type. Florida special warranty deed searches help confirm that no liens attached during the seller’s holding period.
Florida Historical Deed Records
Older Florida deeds, often pre-1960s, may exist only on microfilm or in scanned books. Many counties have completed back-digitization projects. Florida historical deed records may also require name variations because women sometimes recorded under married names later in life.
Florida Recording Requirements and Fees
Recording standards in Florida protect buyers, lenders, and the public. State law sets the framework, and counties publish local filing instructions.
Document Standards Under Florida Law
Florida Statutes Chapter 695 sets recording requirements for deeds and mortgages. Each deed must include the grantor and grantee names, mailing addresses, a legal description, the preparer’s name and address, witness signatures where required, and a notary acknowledgment. Section 695.26 specifies the margin size, print type, and notary placement standards that clerks enforce at the recording window.
Florida Recording Fee for Deed
The Florida recording fee for a deed starts at $10 for the first page at most counties. Each additional page costs $3.50 to $8.50 depending on the county. Indexing fees, a $4.50 per additional name indexing fee after the first four names, apply in many counties. Exact totals appear on the county clerk fee schedule.
Documentary Stamp Tax on Florida Deeds
The Florida documentary stamp tax on deeds is $0.70 per $100 of consideration (rounded up to the nearest $100). The seller typically pays the surtax rate of $0.60 for properties in counties under a certain size and $0.45 for Miami-Dade. Documentary stamps are collected by the clerk at recording and remitted to the Florida Department of Revenue.
| Fee Type | Amount | Applies To |
|---|---|---|
| First Page Recording | $10.00 | All recorded deeds |
| Each Additional Page | $3.50 – $8.50 | Pages beyond page one |
| Indexing Fee | $4.50 per extra name | Names beyond the first four |
| Documentary Stamp Tax | $0.70 per $100 | Deed consideration |
| Certified Copy | $1.00 – $5.00 per page | Court-certified output |
Florida Grantor Grantee Search Across Counties
Florida grantor grantee search uses the official records index built by each county. The grantor is the party transferring the property. The grantee is the party receiving it. County indexes list both parties with the recording date and instrument type. Reverse searches (starting from a current owner and walking back through prior transfers) are the standard method used in title examinations.
Major Florida Counties for Deed Records
The largest Florida counties handle the highest deed volume. Their online portals are the most searched systems in the state.
Miami-Dade County Deed Records
Miami-Dade County deed records are maintained by the Clerk of Courts and Comptroller. The portal supports name, parcel, book and page, and instrument number searches. Miami-Dade uses the OR book and page number format on its official records index. Recording hours, fees, and document standards are listed on the clerk’s recording page.
Broward County Official Records
Broward County official records are filed with the Broward County Clerk of Courts. The Broward system indexes deeds by name, legal description, and recording date. Certified copies can be ordered online, by mail, or in person at the main courthouse in Fort Lauderdale.
Orange County Florida Property Records
Orange County property records are filed with the Orange County Comptroller, who doubles as the clerk of court. Orange County uses a free search portal that returns both index data and document images. The comptroller also publishes recording fee schedules and electronic recording vendor lists.
Hillsborough County Deed Search
Hillsborough County deed search runs through the Hillsborough County Clerk of Court. Hillsborough offers a paid subscription for high-volume users and a pay-per-image option for occasional searches. Tampa-area properties fall under Hillsborough recording.
Palm Beach County Official Records
Palm Beach County official records are searchable through the Clerk and Comptroller portal. Palm Beach indexes by name, parcel, subdivision, and recording date. Image viewing is included for most modern records, with certified copies available through online ordering.
Pinellas, Duval, and Lee County Records
Pinellas County deed records are filed with the Pinellas County Clerk of Court. Duval County official records, covering Jacksonville, are filed with the Duval Clerk of Courts. Lee County Florida property records, covering Fort Myers and Cape Coral, are filed with the Lee County Clerk of Court. All three counties offer online name, parcel, and instrument number searches.
Ordering Certified Copies and Title Searches
Certified copies carry the clerk’s raised seal and signature and are accepted by courts, title insurers, and government agencies. Each county charges a per-page certified copy fee plus a flat search fee. A Florida title search records request typically combines a current deed copy, a chain of title going back 30 to 40 years, and a lien search through mortgages, judgments, and tax records. Title companies and licensed title abstractors produce these packages for buyers and lenders.
Florida Recording Laws You Should Know
Three Florida statutes form the backbone of every deed search and recording. Section 28.222 requires county clerks to keep official records and provide public access. Chapter 695 sets recording standards for conveyances. Chapter 119 declares official records open to the public with limited privacy redactions for Social Security numbers, bank account numbers, and similar sensitive data. Knowing these three statutes helps users understand why some records are free, some require a fee, and why certain fields appear redacted.
Contact Information for Florida Clerk Offices
Use these contact details when ordering certified copies, verifying recording fees, or confirming office hours. Always call the county clerk before visiting because some offices require appointments.
Florida Court Clerks and Comptrollers: 850.921.0800, 8:00 a.m. to 5:00 p.m. Eastern, Monday through Friday, website flclerks.com, mailing address P.O. Box 1567, Tallahassee, FL 32302.
Miami-Dade Clerk of Courts and Comptroller: 305.275.1155, 8:00 a.m. to 4:30 p.m. Eastern, Monday through Friday, address 73 West Flagler Street, Miami, FL 33130.
Broward County Clerk of Courts: 954.831.6565, 8:30 a.m. to 5:00 p.m. Eastern, Monday through Friday, address 201 Southeast Sixth Street, Fort Lauderdale, FL 33301.
Orange County Comptroller and Clerk: 407.836.2000, 8:00 a.m. to 5:00 p.m. Eastern, Monday through Friday, address 400 South Orange Avenue, Orlando, FL 32801.
Hillsborough County Clerk of Court: 813.276.8100, 8:00 a.m. to 5:00 p.m. Eastern, Monday through Friday, address 800 East Twiggs Street, Tampa, FL 33602.
Palm Beach County Clerk and Comptroller: 561.355.2996, 8:00 a.m. to 4:30 p.m. Eastern, Monday through Friday, address 205 North Dixie Highway, West Palm Beach, FL 33401.
Frequently Asked Questions About Florida Deed Records
The questions below cover the most common public record needs involving Florida deed searches. Each answer draws on Florida statutes, county clerk procedures, and current recording practice to give readers a direct path to the right records. Many people ask these exact questions before pulling title, filing a probate, or verifying ownership before a sale.
How Far Back Do Florida Online Deed Records Go?
Most large Florida counties have digitized deed records back to the 1960s or 1970s. Some, including Miami-Dade and Hillsborough, reach back further into the early 1900s. Smaller or rural counties often completed back-digitization later, so older records may require an in-person microfilm request. Florida deed copy request options for very old documents include viewing microfilm at the clerk’s office or paying the clerk to retrieve and scan older books. Records predating county-level digitization still exist on microfilm and remain legally valid for title work.
Are Florida Deed Records Free to Search?
Yes. Florida law treats official records as public records under Chapter 119. Name searches, parcel searches, and viewing instrument images are free on most county portals. Fees apply for certified copies, large research requests, and premium subscriptions used by title companies. Plain printouts of online images cost nothing but cannot be used in court or for closing without a certified stamp.
Can I Search Florida Deed Records by Owner Name?
Yes. Florida property records by owner name are searchable through the grantor and grantee index at the county clerk portal. Enter the full legal name and the county where the person owns property. Name variations, including middle names or initials, may produce different results, so run multiple searches when the spelling is uncertain.
What Is the Difference Between a Warranty Deed and a Quitclaim Deed in Florida?
A warranty deed guarantees clear title and defends the buyer against all prior claims. A quitclaim deed transfers only whatever interest the grantor actually owns, with no guarantees. Quitclaims appear in divorce transfers, family gifts, and deed corrections. Warranty deeds appear in standard arm’s-length real estate sales. Florida quitclaim deed records often require extra title research before a lender or title insurer will issue a new policy.
How Do I Find a Florida Mortgage and Deed Record Together?
Search the same county official records index for both instruments. Mortgages, deeds of trust, and assignments all use the same recording system. Search by parcel number to capture every instrument tied to the property, or search by owner name to capture every instrument tied to the person. Use the instrument type filter to separate deeds from mortgages and liens.
What Is a Florida Recorded Instrument Number?
A Florida recorded instrument number is the unique identifier the clerk assigns at the moment of recording. It appears on the top right of every recorded page and on every certified copy. Use it for fast, exact searches because the number points to a single document with no ambiguity. The instrument number differs from the book and page number, which is the older location-based identifier.
Can Someone Remove a Deed From Florida Public Records?
No. Recorded deeds remain in the official record permanently. Sensitive data such as Social Security numbers, bank account numbers, and certain military discharge records can be redacted after recording under Florida Statutes Section 119.071. The redaction process requires a written request, supporting documents, and in some cases a small fee. The legal effect of the recording is preserved even when personal numbers are removed from the public image.