Areas We Serve

Florida Lady Bird Deeds Statewide, with In-Depth Guides for 45 Markets

We prepare Lady Bird Deeds for property anywhere in Florida.
The cities below are where we’ve gone deep, not where we stop.

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  • All of FLDeeds prepared statewide
  • 45 marketsIn-depth local guides
  • 21 countiesRecording detail covered
  • 67Florida counties we can record in
Yanitza Schoonover, Florida probate and estate planning attorney
Written and reviewed by Yanitza Schoonover, Florida probate and estate planning attorney The Schoonover Law Firm, P.A. · Updated October 2026

Why Your City and County Matter on a Florida Deed

A Florida Lady Bird Deed is governed by state law, but it lives in a county. It is recorded in the official records of the county where the property sits, examined by that county’s title professionals, and it interacts with that county’s property appraiser and probate division. Two identical deeds on two identical houses can have very different practical experiences depending on whether the property is in Miami-Dade or Leon County.

Three things genuinely change by county: the documentary stamp tax rate, the recording process and turnaround, and how crowded the local probate docket is. Everything else (the enhanced life estate reservation, the two-witness and notary requirement, Florida homestead law, and Medicaid estate recovery) is statewide.

The county-level differences worth knowing

  • Documentary stamp tax: $0.70 per $100 of consideration in 66 counties. Miami-Dade is the lone exception at $0.60 per $100, plus a $0.45 per $100 surtax on property other than a single-family residence.
  • Recording fees: the same core amounts statewide, published by each county recorder. $10.00 for the first page, $8.50 per additional page, $1.00 per name indexed beyond four.
  • Probate timeline: a function of local docket volume. Miami-Dade, Broward, Hillsborough, Orange and Duval move slower than the smaller circuits purely on case load.
  • Execution requirements: the same statewide. Two subscribing witnesses and a notary acknowledgment (Fla. Stat. §§ 689.01, 695.03).
  • New for 2026: effective July 1, 2026, CS/HB 1337 (ch. 2026-57, Laws of Fla.) doubled the non-exempt asset ceiling for Florida summary administration from $75,000 to $150,000 (Fla. Stat. § 735.201), for decedents dying on or after that date. Statewide, and it still does not remove the homestead from the court process the way a deed does.

Florida Lady Bird Deed Guides by City

Each guide covers local home values and demographics, that county’s recording process, and the questions homeowners in that market actually ask. Choose the one closest to your property.

Miami-Dade County

Miami Lady Bird Deed Miami-Dade homesteads and condominiums, plus the estate tax rule for a non-citizen spouse. Miami Beach Lady Bird Deed Out-of-state and seasonal condo owners facing a second, ancillary Florida probate case. Hialeah Lady Bird Deed Duplexes and multi-unit family property, partial homestead, and signing in the language you speak. Doral Lady Bird Deed Property held in an LLC, and the estate tax exposure facing non-resident alien owners. Kendall Lady Bird Deed An unincorporated community of long-tenure owners, where the basis step-up is the main event. Homestead Lady Bird Deed Manufactured homes, RP decals and agricultural acreage in South Miami-Dade.

Broward County

Fort Lauderdale Lady Bird Deed Waterfront and canal property, and whether the dock and boat slip actually pass with the house. Hollywood Lady Bird Deed An older market where Medicaid estate recovery and clouded title matter most. Pembroke Pines Lady Bird Deed Age-restricted 55+ communities, where an heir can own the home but may not occupy it. Miramar Lady Bird Deed Foreign wills, and why a handwritten will valid abroad is not valid in Florida. Coral Springs Lady Bird Deed For the adult child helping a parent: capacity, undue influence and the limits of a power of attorney. Pompano Beach Lady Bird Deed Beachfront condominiums, and what happens to a deed if the condominium is terminated. Davie Lady Bird Deed Acreage and equestrian parcels, where homestead protection stops at one-half acre. Plantation Lady Bird Deed Long-tenured owners, and what happens when a named beneficiary dies before you do. Sunrise Lady Bird Deed Divorce does not revoke a deed, and the automatic revocation statutes stop at the house. Deerfield Beach Lady Bird Deed Cooperatives are not condominiums, and a deed generally cannot convey a co-op interest. Weston Lady Bird Deed Where the house is not the whole estate, and one recorded deed is not the whole plan. Parkland Lady Bird Deed Young families, and the rule that homestead cannot be devised while a minor child survives you. Lauderdale Lakes Lady Bird Deed Modest estates, where probate costs the most relative to what is being passed on. Hallandale Beach Lady Bird Deed Oceanfront condominiums, inherited assessments and milestone inspections.

Palm Beach County

West Palm Beach Lady Bird Deed Rental and investment property, and why it counts toward the probate threshold when a homestead does not. Boca Raton Lady Bird Deed Domicile: whether your Boca home is really your Florida homestead, and what follows if it is not. Boynton Beach Lady Bird Deed How to tell whether the life estate deed you signed years ago left you in control of your own home. Delray Beach Lady Bird Deed 55+ condominium communities, association approval, and what heirs face with the association after a death.

Tampa Bay · Hillsborough and Pinellas Counties

Tampa Lady Bird Deed Your mortgage and the deed: whether recording one can trigger a due-on-sale clause. Saint Petersburg Lady Bird Deed Save Our Homes portability follows you to a new Florida home, but never to your heirs. Clearwater Lady Bird Deed Reverse mortgages, and the 30-day clock your heirs inherit along with the house.

Central Florida · Orange and Volusia Counties

Orlando Lady Bird Deed Unmarried co-owners, and why Florida gives you no right of survivorship unless the deed says so. Pine Hills Lady Bird Deed Whether a title company will actually insure the deed years later, which is the only test that matters. Daytona Beach Lady Bird Deed Sell during life or pass it at death? Two different tax outcomes, and the deed keeps both open.

The Villages and Nature Coast · Sumter, Lake, Marion and Hernando Counties

The Villages Lady Bird Deed CDD assessments and amenity fees that follow the house, and remarriage in a 55+ community. Ocala Lady Bird Deed Horse farms and acreage: homestead size limits and agricultural classification after a transfer. Spring Hill Lady Bird Deed Before you add a child to the deed: the gift, creditor and tax problems a Lady Bird Deed avoids.

Space Coast and Flagler · Brevard and Flagler Counties

Melbourne Lady Bird Deed Veterans and military retirees: VA loans, disabled veteran exemptions and the surviving spouse. Palm Coast Lady Bird Deed Northeast transplants with an out-of-state will, and why a will still means probate.

North Florida · Duval and Leon Counties

Jacksonville Lady Bird Deed Military families, deployment, domicile versus duty station, and planning around orders. Tallahassee Lady Bird Deed Leon County homesteads, university-area property, and North Florida families.

Sarasota and Manatee Counties

Sarasota Lady Bird Deed Second homes and part-year residents, and the ancillary probate an out-of-state owner can avoid. Venice Lady Bird Deed Dementia and incapacity: who can sell the house while the owner is alive. Bradenton Lady Bird Deed Mobile and manufactured homes: when a deed transfers the home, and when it cannot.

Southwest Florida · Lee, Collier and Charlotte Counties

Cape Coral Lady Bird Deed Lee County canal homes that saw dramatic appreciation after 2020. Fort Myers Lady Bird Deed After Hurricane Ian: the deed passes the house, but not necessarily the insurance check. Naples Lady Bird Deed Snowbirds and second homes: why where you legally live decides everything. Port Charlotte Lady Bird Deed Vacant lots and other non-homestead property, often owned from out of state.

Treasure Coast · St. Lucie County

Port St. Lucie Lady Bird Deed Fast-growing St. Lucie County suburbs and a lot of first-time estate plans.

Florida Lady Bird Deed Guides by County

A deed is recorded, and any probate case is filed, at the county level. These guides cover recording, probate and property appraiser practice county-wide, with links to every city guide inside each county.

Miami-Dade County Lady Bird Deed The county’s own doc stamp rate, international owners, heirs abroad and signing a deed overseas. Broward County Lady Bird Deed Records, Taxes & Treasury records deeds here, not the Clerk. Condos versus single-family homes county-wide. Palm Beach County Lady Bird Deed 55+ condominiums, seasonal residents and avoiding a second Florida probate. Hillsborough County Lady Bird Deed When your children live in other states: out-of-state heirs and selling remotely. Pinellas County Lady Bird Deed Long-held homes with old title problems, flood zones and beach condominiums. Orange County Lady Bird Deed The Comptroller records, the Clerk handles probate. Homestead versus rental property. Lee County Lady Bird Deed Rebuilding after Hurricane Ian, canal homes and docks, and snowbirds. Sarasota County Lady Bird Deed Second homes, out-of-state owners and ancillary probate.

Don’t See Your City? We Still Serve You.

The guides above cover our most-requested Florida markets, but a Lady Bird Deed is recorded the same way in all 67 Florida counties, and we prepare them for property anywhere in the state. Florida law does not change at a city line, and neither does our practice. If your home is in Gainesville, Lakeland, Kissimmee, North Port, Punta Gorda, Key West, Vero Beach, Stuart, Panama City, Pensacola, or any other Florida community, the same deed works and the same rules apply.

That is also true of the smaller municipalities inside the counties we cover in depth. Owners in Coral Gables, Aventura, Sunny Isles Beach, Pinecrest, Palmetto Bay, Cutler Bay, North Miami, Tamarac, Margate, Oakland Park, Wilton Manors, Dania Beach, Cooper City, Jupiter, Wellington, and dozens of other cities record in the exact same county offices described in these guides.

  • Gainesville
  • Kissimmee
  • Palm Bay
  • Lakeland
  • Vero Beach
  • Stuart
  • Jupiter
  • Wellington
  • Coral Gables
  • Aventura
  • Pinecrest
  • Cutler Bay
  • Dania Beach
  • Cooper City
  • Tamarac
  • Key West
  • Panama City
  • Pensacola
  • Punta Gorda
  • North Port
  • Englewood
  • Leesburg
  • DeLand
  • New Smyrna Beach

Contact us with the county your property sits in and we will confirm the recording details before anything is drafted.

Florida Deed Recording Fees and Documentary Stamp Tax by County

Recording charges are set by state statute and do not vary. The documentary stamp tax rate does, in exactly one county.

Rates current as of October 2026. Confirm with the county Clerk before recording. Documentary stamp tax is calculated on consideration; the Florida Department of Revenue concluded in TAA 20B4-004 that an enhanced life estate deed is not a taxable transfer.
County Cities covered on this site Deed doc stamp rate Recording fee
Miami-DadeMiami, Miami Beach, Hialeah, Doral, Kendall, Homestead$0.60 / $100 plus $0.45 / $100 surtax on non-single-family$10 first page, $8.50 each additional
BrowardFort Lauderdale, Hollywood, Pembroke Pines, Miramar, Coral Springs, Pompano Beach, Davie, Plantation, Sunrise, Deerfield Beach, Weston, Parkland, Lauderdale Lakes, Hallandale Beach$0.70 / $100$10 first page, $8.50 each additional
Palm BeachWest Palm Beach, Boca Raton, Boynton Beach, Delray Beach$0.70 / $100$10 first page, $8.50 each additional
HillsboroughTampa$0.70 / $100$10 first page, $8.50 each additional
PinellasSaint Petersburg, Clearwater$0.70 / $100$10 first page, $8.50 each additional
OrangeOrlando, Pine Hills$0.70 / $100$10 first page, $8.50 each additional
VolusiaDaytona Beach$0.70 / $100$10 first page, $8.50 each additional
DuvalJacksonville$0.70 / $100$10 first page, $8.50 each additional
LeonTallahassee$0.70 / $100$10 first page, $8.50 each additional
LeeCape Coral, Fort Myers$0.70 / $100$10 first page, $8.50 each additional
CollierNaples$0.70 / $100$10 first page, $8.50 each additional
CharlottePort Charlotte$0.70 / $100$10 first page, $8.50 each additional
SarasotaSarasota, Venice$0.70 / $100$10 first page, $8.50 each additional
ManateeBradenton$0.70 / $100$10 first page, $8.50 each additional
SumterThe Villages$0.70 / $100$10 first page, $8.50 each additional
LakeThe Villages$0.70 / $100$10 first page, $8.50 each additional
MarionOcala, The Villages$0.70 / $100$10 first page, $8.50 each additional
HernandoSpring Hill$0.70 / $100$10 first page, $8.50 each additional
BrevardMelbourne$0.70 / $100$10 first page, $8.50 each additional
FlaglerPalm Coast$0.70 / $100$10 first page, $8.50 each additional
St. LuciePort St. Lucie$0.70 / $100$10 first page, $8.50 each additional

Sources: Fla. Stat. ch. 201 (documentary stamp tax); Fla. Stat. § 28.24(13) (statutory service charges); Miami-Dade and Broward county recorder published fee schedules; Florida Department of Revenue Technical Assistance Advisement 20B4-004 (Oct. 16, 2020).

What Does Not Change Anywhere in Florida

Wherever your property sits, the fundamentals are the same. The deed must reserve enhanced powers to sell, convey, mortgage, lease and revoke without the beneficiaries’ consent. It must be signed before two subscribing witnesses and a notary. If you are married, your spouse joins the deed on homestead property under Article X, Section 4 of the Florida Constitution. And homestead cannot be devised away from a surviving spouse or a minor child.

For the underlying rules, see our comparison of Florida probate-avoidance options, our Medicaid and estate recovery guide, and the Florida Lady Bird Deed FAQ. Flat-fee pricing is on the pricing page.

Ready to Keep Your Florida Home Out of Probate?

Tell us the county your property sits in and we will tell you plainly whether a Lady Bird Deed is the right tool.

SCHEDULE A CONSULTATION CALL: 305-299-7496

Florida Lady Bird Deed Attorney Serves Homeowners Across Florida

We help homeowners throughout Florida with Lady Bird Deeds and probate avoidance planning. Below are many of the primary Florida markets we serve, but we're not limited to these locations. You can also browse the full Florida Lady Bird Deed city and county directory, or read our Lady Bird Deed guides.

• Boca Raton • Boynton Beach • Bradenton • Cape Coral • Clearwater • Coral Springs • Davie • Daytona Beach • Deerfield Beach • Delray Beach • Doral • Fort Lauderdale • Fort Myers • Hallandale Beach • Hialeah • Hollywood • Homestead • Jacksonville • Kendall • Lauderdale Lakes • Melbourne • Miami • Miami Beach • Miramar • Naples • Ocala • Orlando • Palm Coast • Parkland • Pembroke Pines • Pine Hills • Plantation • Pompano Beach • Port Charlotte • Port Saint Lucie • Saint Petersburg • Sarasota • Spring Hill • Sunrise • Tallahassee • Tampa • Venice • The Villages • West Palm Beach • Weston

Legal disclaimer. This page is general information about Florida law, not legal advice, and reading it does not create an attorney-client relationship. Fees, tax rates and court procedures described here were accurate as of August 2026 and should be confirmed with the applicable county Clerk and the Florida Department of Revenue before you rely on them.

The Schoonover Law Firm, P.A. · Yanitza Schoonover, Attorney at Law · Licensed in Florida. Attorney advertising.