Property Records

Florida property records are essential public documents that provide valuable information about real estate ownership, transfers, and valuations across all 67 counties in the state. Whether you’re researching a potential purchase, verifying ownership, or simply curious about a property’s history, these records offer a transparent window into how real estate changes hands and how it’s taxed.

Deeds, Appraisals, and Transfers

A deed is the legal instrument that transfers ownership of real estate from one party to another, and it must be recorded with the county clerk’s office to be considered valid. Deeds are publicly available for lookup through each county’s online property search system, allowing buyers, appraisers, title companies, and curious members of the public to research ownership history and transfer details.

Recording Fees and Documentary Stamp Taxes

Recording fees for deeds are fairly consistent statewide: most Florida county clerks, including Sarasota and Collier County, charge $10.00 for the first page of a document and $8.50 for each additional page, while plat recordings run $30.00 for the first page and $15.00 for each page thereafter. Deeds also carry a documentary stamp tax of $0.70 per $100 of consideration, rounded up to the nearest $100, which is collected at the time of recording.

Property Appraisers and Online Search Portals

Property appraisers, meanwhile, establish property values annually as of January 1st, reviewing exemptions, assessment limitations, and classifications that may reduce a property’s taxable value. Each county’s property appraiser maintains an online portal, such as the one offered by Miami-Dade County, where residents can search by address, owner name, or folio number to view ownership history, assessed values, exemption benefits, and even aerial imagery of the parcel. These appraiser websites are typically the fastest way to confirm current ownership and valuation details without visiting an office in person.

Liens, Tax Collectors, and Dispute Resolution

Liens, including construction liens and mortgage liens, are also recorded documents that affect property ownership and must be resolved before clear title can transfer to a new owner. Tax collectors manage property tax bills, approve deferrals, and oversee the sale of tax certificates on properties with delinquent taxes, while the clerk of court conducts tax deed sales and operates the Value Adjustment Board (VAB), which hears disputes over a property’s assessment, classification, or exemptions. For a full breakdown of these fees by county, the [Florida Department of Revenue’s Local Officials directory](https://floridarevenue.com/property/Pages/LocalOfficials.aspx) links directly to each county’s property appraiser, tax collector, and VAB websites.

Finding Your County’s Property Records

Most Florida counties offer free online property record searches through their county clerk or property appraiser websites, letting users search by address, owner name, folio number, or subdivision name. These portals typically display ownership history, assessed and taxable values, exemption status, and recent sales data for any parcel in the county. If you need an official copy of a recorded deed, the county clerk’s office—not the property appraiser—is the correct place to request it, since the clerk maintains the official records of all recorded instruments. Before relying on any online record for a legal transaction, it’s worth confirming the details directly with the appropriate county office, as these public searches are generally intended for informational purposes rather than as a substitute for a formal title search.