Quiet Title Action Guides by State
Everything you need to know about filing a quiet title action—costs, timelines, legal requirements, and when you actually need one.
What is a Quiet Title Action?
A quiet title action is a lawsuit filed to establish clear ownership of real property and remove any claims or "clouds" on the title. It's called "quiet" because it silences competing claims to ownership.
Courts examine the chain of title and issue a judgment declaring who owns the property, effectively clearing defects that would prevent sale or financing.
Common Reasons for Quiet Title
- After purchasing at tax deed sale
- Heir property with missing heirs
- Break in chain of title
- Unreleased old mortgages or liens
- Boundary or adverse possession disputes
Quiet Title Costs at a Glance
Simple / Uncontested
$1,500 - $3,500
Clear title chain, all parties locatable, no disputes
Standard
$3,000 - $6,000
Service by publication needed, multiple defendants
Complex / Contested
$6,000 - $15,000+
Disputes, trial required, multiple unknown parties
Costs vary significantly by state and case complexity. See individual state guides for detailed breakdowns.
State-by-State Guides
Select your state for detailed information on costs, timeline, legal requirements, and alternatives.
Florida
FLTexas
TXCalifornia
CAGeorgia
GAMichigan
MIOhio
OHComing Soon
Typical Quiet Title Timeline
Title Search
1-2 weeks
Research chain of title, identify defendants
File Complaint
1 week
Draft and file with court, pay filing fees
Serve Parties
2-8 weeks
Personal service or publication if needed
Response Period
20-42 days
Defendants can answer or default
Judgment
2-4 weeks
Court issues final judgment
Total: 60-180 days for uncontested matters. Contested cases can take 6-12+ months.
Frequently Asked Questions
Do I need a quiet title after buying at a tax sale?
In most states, yes. Tax deeds typically don't provide marketable or insurable title. Title companies won't insure without a quiet title action or alternative like tax title certification. This is especially true in tax deed states like Florida, Texas, and California.
Can I file a quiet title without an attorney?
While legally possible in most states, it's not recommended. Quiet title actions involve complex procedural requirements, proper service of process, and court filings. Errors can result in dismissal or an invalid judgment that doesn't actually clear title.
How long does a quiet title take?
Uncontested quiet title actions typically take 60-120 days. If service by publication is required (when defendants can't be found), add 6-8 weeks. Contested cases where parties dispute ownership can take 6 months to over a year.
What's the difference between quiet title and title insurance?
Quiet title is a court action that actually clears defects from your title. Title insurance is a policy that protects against losses from undiscovered defects. You often need quiet title before a title company will issue insurance, especially after tax sales.
What liens survive a tax sale?
This varies by state, but federal tax liens (IRS) often survive for a redemption period. Some states allow certain municipal liens, HOA super-liens, or special assessments to survive. Always research your specific state's rules.
Track Your Curative Title Deals
Liensuite helps curative title investors manage the entire process—from property discovery through quiet title completion. Track timelines, next actions, and never lose a deal to a forgotten follow-up.