Broward County Property Records
What Is Broward County Property Records
Broward County property records constitute the official documentation of real property ownership, transactions, and related legal instruments within Broward County, Florida. These records are maintained by the Broward County Records, Taxes and Treasury Division pursuant to Florida Statutes Chapter 28 and Chapter 695, which govern the recording and maintenance of public records.
The Records, Taxes and Treasury Division serves as the official custodian of all property-related documents including:
- Deeds (warranty, quitclaim, special warranty)
- Mortgages and satisfactions
- Liens and lien releases
- Judgments affecting real property
- Plats and surveys
- Notices of commencement for construction
- Tax certificates and tax deeds
- Easements and covenants
These documents are systematically indexed, recorded, and preserved to establish chain of title, protect property rights, and provide public notice of encumbrances or claims against real property within the county's jurisdiction.
Broward County Records, Taxes and Treasury Division
115 S. Andrews Avenue, Room 114
Fort Lauderdale, FL 33301
954-357-7200
Broward County Records, Taxes and Treasury
Public counter hours: Monday through Friday, 8:30 a.m. to 4:30 p.m., excluding county holidays.
Are Property Records Public Information In Broward County?
Property records in Broward County are public information and accessible to all citizens pursuant to Florida's Public Records Law (Chapter 119, Florida Statutes) and Article I, Section 24 of the Florida Constitution. These legal provisions establish the public's right to access government records, including all property-related documentation.
The Florida Public Records Law specifically states that all records made or received by any public agency in the course of its official business are available for inspection, unless specifically exempted by law. Broward County property records fall under this provision with the following characteristics:
- Records are available to any person regardless of purpose or intent
- No special qualifications or credentials are required to access public records
- Requestors are not required to identify themselves or provide justification
- Records must be provided in a reasonable time at a reasonable cost
Certain limited information within property records may be exempt from public disclosure, including:
- Social Security numbers
- Bank account numbers
- Credit card numbers
- Military discharge documents
- Information protected by court order
The Broward County Records Division maintains these public records and provides access through both in-person services and online search capabilities. The division is committed to transparency and public access while maintaining compliance with applicable privacy laws.
How To Search Property Records in Broward County in 2025
Broward County offers multiple methods for searching property records in 2025, with enhanced digital services complementing traditional in-person options. The county has implemented several technological improvements to facilitate efficient access to property information.
For in-person searches, individuals may visit:
Broward County Records Division
115 S. Andrews Avenue, Room 114
Fort Lauderdale, FL 33301
954-357-7200
Public counter hours: Monday through Friday, 8:30 a.m. to 4:30 p.m.
The digital search process includes the following steps:
- Access the Official Records Search portal
- Select the appropriate search type (name, document type, book/page, etc.)
- Enter relevant search criteria
- Review search results
- View, download, or request certified copies of documents
The county's search system allows filtering by:
- Date ranges (documents from 1978 to present are available online)
- Document types (deeds, mortgages, liens, etc.)
- Names (grantor/grantee, plaintiff/defendant)
- Legal description
- Property address (where available)
- Book and page number
For specialized searches or assistance, the Records Division offers professional search services for a fee as prescribed in Florida Statutes §28.24. Current search and copy fees include $2.00 per name search and $1.00 per page for copies, with certified copies available for an additional fee.
Mobile applications have been developed to complement the web portal, allowing property record searches from smartphones and tablets with enhanced functionality for 2025.
How To Find Property Records in Broward County Online?
Broward County provides comprehensive online access to property records through its official web portals. The primary resource for accessing these records is the Official Records Search system, which contains digitized documents dating back to 1978.
To conduct an effective online search, users should follow these procedures:
- Navigate to the Official Records Search portal
- Create a free user account (optional but recommended for enhanced features)
- Select from available search options:
- Name Search (for grantor/grantee or other parties)
- Document Type Search (for specific instruments like deeds or mortgages)
- Book/Page Search (for known document references)
- Property Address Search (where indexed)
- Legal Description Search (for platted subdivisions)
- Enter relevant search criteria
- Review results list showing document type, recording date, and parties
- View document images in PDF format
- Download, print, or save documents as needed
The system provides several advanced search features:
- Boolean operators (AND, OR, NOT) for complex searches
- Wildcard characters for partial name matches
- Date range limiters to narrow results
- Document type filters to focus on specific instruments
For users requiring assistance with the online system, the county provides detailed search instructions and FAQs addressing common questions and search techniques.
Documents viewed online display a watermark indicating they are unofficial copies. Users requiring certified copies for legal purposes must request these separately through the Records Division either online or in person.
Can You Look Up Broward County Property Records for Free?
Broward County provides free access to view property records online through its Official Records Search system. Pursuant to Florida Statutes §119.07, which governs public records access, the county maintains a policy of maximum accessibility while recovering only reasonable costs for certain services.
The following services are available at no charge:
- Basic online searching of the Official Records database
- Viewing document images online
- Downloading non-certified copies of records
- In-person inspection of records at the Records Division office
- Self-service computer terminals at the Records Division
Fee-based services include:
- Certified copies ($2.00 for certification plus $1.00 per page)
- Staff-assisted searches ($2.00 per name searched)
- Extensive or complex research requiring staff assistance
- Bulk data requests or specialized reports
- Expedited service requests
The Records Division maintains public access terminals at:
Broward County Records Division
115 S. Andrews Avenue, Room 114
Fort Lauderdale, FL 33301
954-357-7200
Public counter hours: Monday through Friday, 8:30 a.m. to 4:30 p.m.
These terminals provide free access to the same records available online and staff members are available to provide basic assistance with searches. For individuals without internet access, this option ensures equitable access to public records regardless of technological resources.
While viewing records is free, printing from public terminals incurs a fee of $0.15 per page as authorized by Florida Statutes §28.24(5)(a).
What's Included in a Broward County Property Record?
Broward County property records contain comprehensive information about real estate parcels and their ownership history. These records are maintained in accordance with Florida Statutes Chapter 695, which establishes requirements for recording instruments affecting real property.
A typical property record file includes the following components:
-
Ownership Documents
- Warranty deeds
- Quitclaim deeds
- Special warranty deeds
- Personal representative deeds
- Trustee deeds
-
Financial Encumbrances
- Mortgages and mortgage modifications
- Satisfaction of mortgages
- Construction liens
- Tax liens (federal, state, local)
- Judgment liens
- Homeowners association liens
-
Legal Instruments
- Easements and rights-of-way
- Restrictive covenants
- Declarations of condominium
- Homeowners association documents
- Notices of commencement for construction
- Lis pendens (pending litigation notices)
-
Property Characteristics
- Legal description
- Plat information (if applicable)
- Property identification number
- Recording information (book/page references)
- Document dates (execution and recording)
-
Party Information
- Names of grantors and grantees
- Names of mortgagors and mortgagees
- Names of other parties to recorded instruments
- Addresses of parties (where provided)
Each recorded document contains a unique book and page reference number and is indexed by the names of the parties and, where applicable, by legal description or property address. The indexing system allows for efficient retrieval of documents through the county's search systems.
How Long Does Broward County Keep Property Records?
Broward County maintains property records in perpetuity in accordance with Florida Statutes §28.222 and the Florida Department of State's records retention schedules. As official public records, property documents are preserved indefinitely to maintain the continuous chain of title and protect property rights.
The county's records retention system includes multiple preservation methods:
-
Digital Records: All current recordings are digitized and stored in redundant electronic systems with regular backups. Documents recorded since 1978 are available in the online search system.
-
Microfilm Archives: Prior to digital recording, documents were preserved on archival-quality microfilm. These microfilm records serve as backup to digital files and provide access to historical documents.
-
Original Paper Records: The county maintains original paper records in climate-controlled storage facilities for documents recorded before the digital era. These are gradually being digitized for improved access.
-
Historical Archives: The oldest property records dating to the county's formation in 1915 are maintained in special archival conditions to preserve these historical documents.
The Records Division implements a comprehensive records management program that includes:
- Regular migration of digital files to current formats
- Quality control procedures to ensure record integrity
- Disaster recovery protocols to protect against data loss
- Security measures to prevent unauthorized alteration
For research purposes, the availability of records varies by format:
- 1978-present: Available online through the Official Records Search
- 1915-1978: Available through in-person research at the Records Division
- Pre-1915: May require research in state archives or predecessor county records
Broward County Records Division
115 S. Andrews Avenue, Room 114
Fort Lauderdale, FL 33301
954-357-7200
Public counter hours: Monday through Friday, 8:30 a.m. to 4:30 p.m.
How To Find Liens on Property In Broward County?
Locating liens on property in Broward County requires searching the official records maintained by the Records Division. Liens represent legal claims against property and are recorded to provide public notice of these encumbrances pursuant to Florida Statutes Chapter 713 (Construction Liens) and other applicable lien statutes.
To conduct a comprehensive lien search, interested parties should:
- Access the Official Records Search portal
- Perform a name search for the current property owner
- Perform a legal description search for the specific property
- Review results for the following lien types:
- Construction/mechanic's liens
- Homeowners association liens
- Municipal code enforcement liens
- Federal tax liens
- State tax liens
- Judgment liens
- Child support liens
- Special assessment liens
For tax deed information and tax liens, searchers should also consult:
Broward County Tax Collector
115 S. Andrews Avenue, Room A-100
Fort Lauderdale, FL 33301
954-831-4000
Property Tax Information
Professional title searchers typically examine records for a minimum of 30 years to identify potential liens, though some liens (such as federal tax liens) may have different statutory lifespans. Due to the complexity of lien searches, many individuals and businesses utilize professional search services or title companies to ensure comprehensive results.
Important considerations when searching for liens include:
- Some liens attach to owners rather than specific properties
- Liens may be recorded under variations of owner names
- Satisfaction or release documents must be verified
- Priority of liens affects their enforceability
- Some liens expire after statutory time periods unless renewed
For certified information regarding liens, requestors may obtain certified copies from the Records Division for $2.00 per certification plus $1.00 per page.
What Is Property Owner Rule In Broward County?
The Property Owner Rule in Broward County refers to specific regulations governing property ownership disclosure and the recording of property-related documents. This rule encompasses several key provisions that affect property transactions and records management within the county's jurisdiction.
Pursuant to Florida Statutes §695.26, the following requirements apply to documents submitted for recording in Broward County:
-
All deeds and other instruments affecting real property must contain:
- The name and mailing address of the grantee (new owner)
- The name of the person who prepared the document
- The property's legal description
- Parcel identification number (when available)
-
Documents must meet specific formatting requirements:
- 3-inch top margin on first page
- 1-inch margins on remaining pages
- Minimum 10-point font
- Legible text suitable for imaging
- Maximum size of 8.5 x 14 inches
-
Proper execution requirements include:
- Original signatures (or certified copies of originals)
- Notarization with proper acknowledgment
- Witness signatures where required by law
- Documentary stamp tax payment evidence
The county's deed recording procedures implement these statutory requirements to maintain accurate ownership records. Property owners should be aware that:
- Florida is a "notice" state, meaning properly recorded documents provide legal notice to all parties
- Unrecorded documents may be valid between parties but lack priority against subsequent recorded interests
- Recording establishes presumptive evidence of the document's validity
- Documents are recorded in the order received, establishing priority
For property tax purposes, ownership changes must be reported to:
Broward County Property Appraiser
115 S. Andrews Avenue, Room 111
Fort Lauderdale, FL 33301
954-357-6830
The Property Owner Rule also encompasses disclosure requirements for real estate transactions, including seller disclosure forms and requirements to disclose known defects or conditions affecting property value.
Lookup Property Records in Broward County
Search Broward County official records
Access property tax information
Find deed recording instructions
View official records database
Get answers to records search questions
Learn about search and copy services