Florida Quiet Title Action: Complete Guide for 2025
Everything you need to know about filing a quiet title action in Florida—costs, timeline, legal requirements, and when you actually need one.
Florida Quiet Title Cost Breakdown
| Court Filing Fee | $400 - $450 |
| Service of Process | $40 - $100 per defendant |
| Publication (if needed) | $150 - $400 |
| Title Search | $150 - $250 |
| Attorney Fees(Uncontested) | $1,500 - $3,500 (uncontested) |
| Total Range | $1,500 - $5,000 (uncontested) | $5,000 - $15,000+ (contested) |
Costs vary by county and case complexity. Contested cases involving disputes or trials can significantly exceed these estimates.
Florida Quiet Title Timeline
Title Search & Complaint Preparation
1-2 weeksAttorney reviews title history, identifies all potential claimants, and drafts the complaint.
Filing & Service
2-4 weeksComplaint filed with court. Defendants served personally or by publication if not locatable.
Publication Period (if needed)
4 weeks minimumIf defendants cannot be found, notice published weekly for 4 consecutive weeks.
Response Period
20-28 daysDefendants have 20 days (personal service) or 28 days (publication) to respond.
Default Judgment or Hearing
2-4 weeksIf no response, motion for default judgment filed. If contested, hearing scheduled.
Final Judgment & Recording
1-2 weeksCourt issues final judgment quieting title. Recorded in public records.
Note: These timelines assume an uncontested action. If any party disputes your claim, the process can extend significantly due to discovery, motions, and potential trial.
Florida Legal Requirements
- Governing Statute
- Chapter 65, Florida Statutes
- Court
- Circuit Court
- Jurisdiction
- County where property is located
- Service Requirements
- All defendants must be served personally. If a defendant cannot be located after diligent search, service by publication is permitted.
- Publication Requirements
- Publication must run once per week for 4 consecutive weeks in a newspaper of general circulation in the county. Defendants then have 28 days to respond.
When You Need a Quiet Title in Florida
- After purchasing property at a tax deed sale
- Heir property with missing or unknown heirs
- Break in chain of title from unrecorded deeds
- Clearing old mortgages or liens that should have been released
- Boundary disputes with neighbors
- Adverse possession claims
- Removing deceased persons from title
Florida-Specific Considerations
- Florida is a tax deed state - quiet title actions are very common after tax sales
- Tax deed purchasers cannot obtain title insurance without quiet title or title certification
- Florida courts require verification that the tax sale followed proper due process
- HOA and COA liens may survive tax deed sales and require separate resolution
- Lis pendens should be filed to provide constructive notice during litigation
Alternatives to Quiet Title in Florida
Tax Title Certification
Third-party certification that tax sale followed proper procedures, enabling title insurance without full quiet title.
Best for: Tax deed purchases where due process was clearly followed
Curative Affidavit
Sworn statement addressing minor title defects, recorded in public records.
Best for: Minor defects like name variations or missing marital status
Quitclaim Deed
Obtain releases from parties with potential claims to the property.
Best for: Situations where claimants are cooperative and locatable
Frequently Asked Questions
How much does a quiet title action cost in Florida?
An uncontested quiet title action in Florida typically costs $1,500 to $5,000, including attorney fees, filing fees ($400-450), service costs, and publication fees if needed. Contested cases can exceed $10,000-$15,000 depending on complexity.
How long does a quiet title take in Florida?
An uncontested quiet title action in Florida typically takes 60-90 days. If service by publication is required, add 6-8 weeks. Contested cases can take 6 months to over a year.
Do I need a quiet title after buying a Florida tax deed?
Yes, in most cases. Florida tax deeds do not provide marketable title. Title companies will not insure tax deed properties without either a quiet title action or tax title certification verifying proper due process.
Can I file a quiet title without an attorney in Florida?
While legally possible, it is not recommended. Quiet title actions involve complex legal procedures, proper service requirements, and court filings. Errors can result in dismissal or an invalid judgment.
What liens survive a Florida tax deed sale?
Most liens are extinguished by a Florida tax deed sale, but some may survive including: federal tax liens (IRS has 120-day redemption right), some municipal liens, and certain HOA/COA assessments. Always verify with a title search.
Track Your Florida Curative Title Deals
Liensuite helps curative title investors manage deals from discovery through closing. Track quiet title timelines, next actions, and never lose a deal to a forgotten follow-up.