Question 1

How much does a lady bird deed cost in Miami?

Accepted Answer

$675 flat at Lorenzo Law for a standard matter, confirmed after I read the deed your property is currently vested under and before any drafting begins. It is one figure rather than a drafting fee with recording, notary and witness charges added afterwards. The answer to how much is a lady bird deed is usually a range; this is the flat service fee, with any documentary stamp tax above the minimum explained separately before you decide to proceed.

Question 2

What is included in the $675 flat fee?

Accepted Answer

Speaking directly with me, reading the deed your property is currently held under, the drafting, online notarization, the two witnesses, the county recording fees, the minimum documentary stamp charge, and the recorded copy coming back to you with its book and page. What it does not cover is documentary stamp tax above that minimum, which in practice means a property with a mortgage on it. That is a tax rather than a fee, and I work out the figure and explain it before you decide to proceed. The fee also does not include a title search; what I read is the recorded deed that put the property in your name, which is a narrower and more specific job.

Question 3

Do I need a lawyer to do a lady bird deed in Florida?

Accepted Answer

Not as a matter of law. Do you need a lawyer for a lady bird deed, do I need a lawyer for lady bird deed preparation, can you do a lady bird deed without an attorney — the answer to all three is that a deed drafted by anyone can be valid. Whether it does what you wanted is a different question, and meeting every formal requirement is entirely compatible with a document that fails. This is a low-cost legal document with a high cost of failure. The deed is two pages. The consequences of getting the reserved powers, a spouse’s signature or the beneficiary designation wrong are measured in probate fees, litigation or a lost benefit — and none of them surface until the person who could have fixed it has died. Who can prepare a lady bird deed in Florida is therefore the wrong question; anyone can. Who should is the one worth asking. Can a title company prepare a lady bird deed in Florida? A title agent can fill in a deed form as part of a closing, but nobody at a title company will tell you whether the instrument fits your family, and the planning judgment is the part that fails.

Question 4

Can I do my own lady bird deed in Florida?

Accepted Answer

You can — the lady bird deed Florida DIY route is open to anyone, and a lady bird deed Florida template is easy to find. If you take it, be most careful about the parts with no blank to fill in: the reserved powers, the alternates if a beneficiary dies first, the legal description taken from the recorded deed rather than the tax bill, and — if you are married and this is your homestead — your spouse’s signature. How to create a lady bird deed correctly is mostly a matter of those four things. The situations where I would urge you not to do it yourself are narrow and specific: a mortgage, a minor child, a beneficiary on needs-based benefits, a second marriage, a co-owner, a cooperative, a duplex, a property held through a company, an owner who lives abroad, or any doubt about the signer’s capacity. Those are not upsells. They are the fact patterns where a lady bird deed form Florida PDF produces a document that is worse than none.

Question 5

Is there a Miami-Dade County lady bird deed form?

Accepted Answer

No. There is no official Miami Dade County lady bird deed form, and the Clerk publishes none. The Recorder records deeds; it does not supply them, and a deed of this kind is not among the forms any Florida clerk administers. There is no state form either, because no statute defines the instrument. Every lady bird deed form Florida sites offer, free or paid, is a private template — including the ones sold county by county with the Recorder’s old Flagler Street address printed on the instructions. The variety is bewildering. Where can I get a Florida lady bird deed form? From dozens of places, none of them official and no two of them alike: a lady bird deed Florida form PDF free download on one site, a lady bird deed Florida form free printable on the next, a lady bird deed Florida form online sold as a finished document on a third. A free lady bird deed form Florida printable and one that costs forty dollars are both private drafts, and the price tells you nothing about the reserved-powers clause — which is the only part that decides whether the deed does what you wanted. Most of them get the mechanical requirements right, because those parts have blanks and the blanks are obvious. What a template cannot know is what your recorded deed says, how you hold title, whether your spouse must join, whether the property is one residence or two for the surtax, or whether the person you are naming should be receiving the interest directly at all. If what you want to know is what the document looks like clause by clause — what a free lady bird deed form online Florida services hand out leaves out, and why a lady bird deed Florida form printable is not the same as a deed drafted from your title — my Florida lady bird deed form page walks through it, including the lady bird deed Florida form template most sites copy from.

Question 6

Can I sign a lady bird deed online?

Accepted Answer

For most owners, yes — the notary and both witnesses can all appear by video. Florida lets you sign a deed from anywhere over a secure video call with a Florida-registered online notary, and the two witnesses a deed needs may appear the same way: § 689.01(2) says the two-witness requirement is satisfied by witnesses present through audio-video technology, and § 117.285 is the rule the online notary follows in supervising them. I supply the notary and the witnesses, from a telephone or a laptop with a working camera and a photo identification, and it is covered by the fee. Four conditions are worth knowing, because they are what makes the signing valid rather than merely convenient. The notary must be physically in Florida; you do not have to be, and if you are out of state you confirm on the recording that you want Florida law to govern the notarization. Each remote witness must be a United States resident physically located in the United States at the time, and must say so on the recording. Everyone’s identity is verified through the notary’s platform — a government identification, credential analysis and identity questions — not just a face on a screen. And the whole session is recorded and kept for ten years, together with the notary’s journal. Remote signing is not right for every signer. Where the owner may be a vulnerable adult as Florida’s adult-protection statute defines one, I do not use remote witnessing, and certain estate-planning documents carry their own statutory limits on it; before anything is scheduled I confirm what your particular signing requires, and where signing online is not the right answer we arrange another way. Is an online notary legal in Florida? Yes — remote online notarization has been part of Florida’s notary statute since 2020, the signing I arrange is done under it, and I am not aware of any Florida appellate decision, Attorney General opinion or Clerk practice treating a remotely witnessed or online-notarized deed as invalid or unrecordable. The one recent case to touch an online-notarized deed, Golubtsova v. Budaev, 419 So. 3d 787 (Fla. 3d DCA 2025), came out of this district and let a challenge proceed because the person on the video was allegedly not the owner at all — a fraud claim, which the statute preserves, not a defect in the procedure. There are many online notary services in Miami; the point of doing it through me is that the notary is part of the deed, not a separate errand.

Question 7

Who does lady bird deeds near me?

Accepted Answer

A lady bird deed near me, or a lady bird deed attorney near me, puts the question in terms of distance, and distance is the wrong measure for this work. The deed records with the same County Recorder whoever prepares it, so the nearest lawyer is not necessarily the right one. Who does lady bird deeds well is the better question. What is worth being close to is the county: knowing that a house with a permitted garage apartment crosses the surtax line, that the Recorder and the probate division are one floor apart, that the association in an Aventura tower will ask your family for an estoppel certificate afterwards, and that a deed recorded before 1974 is not in the online index. Those are the things a lady bird deed Miami FL owner cannot judge from a map, and they are the things this page is built around. A lady bird deed Miami Dade County owners sign in Homestead and one signed in Miami Beach record with the same Recorder and cost the same.

Question 8

What should I have ready for the call?

Accepted Answer

The current deed if you have it, the folio number, and the latest mortgage statement. With those, most questions are answered on the first call rather than the second.

Question 9

What is a lady bird deed?

Accepted Answer

What is a lady bird deed and how does it work, in one paragraph: it is a deed you sign and record now that transfers your property at your death to the person or people you name, while reserving to you the full right to deal with the property in the meantime. From the day it is recorded the people you named hold a remainder interest of record, and it stays subject to your powers: you keep the life estate, possession and control, and ownership passes only at your death. Nobody you named has a say in what you do with the home, and nobody you named can be made to sign anything. That is the lady bird deed meaning in plain words, and the purpose of lady bird deed planning is exactly that gap between signing and effect. Does a lady bird deed go through probate? No — and the question people put the other way, does a lady bird deed have to go through probate, has the same answer for the property the deed describes. What is a lady bird deed on a house as opposed to a condominium unit? The same instrument, and on the county surtax the same treatment — the exemption reaches a single detached dwelling and a single condominium unit alike. What changes is the association and the paperwork after a death, both covered below. Florida has no statute that creates this deed by name. It works because Florida law lets an owner reserve powers when conveying a future interest, and the deed is drafted to reserve them expressly. That is why the drafting carries more weight here than on an ordinary deed. My Florida lady bird deed guide explains the instrument in full and walks through a Florida lady bird deed example clause by clause; this page is about how it plays out in Miami-Dade County.

Question 10

Is an enhanced life estate deed the same thing?

Accepted Answer

Yes. What is an enhanced life estate deed? This instrument under its formal name. When a title examiner, a lender or the Property Appraiser’s office refers to an enhanced life estate deed Florida owners have recorded, this is the instrument they mean — and a life estate lawyer Miami owners call about one is, for this instrument, the same lawyer as a lady bird deed attorney — and the lady bird deed or enhanced life estate deed question has one answer: same document. “Enhanced” is the operative word. A plain life estate deed splits the property today: you hold a life estate, your children hold a vested remainder, and you cannot sell, mortgage or change your mind without their signatures. The enhancement is the reserved power to do all of that alone. Same family of instrument, opposite consequences — the whole distinction lives in that one clause. Lady bird deed vs enhanced life estate deed compares a thing with itself; the lady bird deed enhanced life estate deed Florida question that actually matters is the plain-versus-enhanced distinction above.

Question 11

Is a lady bird deed legal in Florida?

Accepted Answer

Yes. These deeds have been prepared and recorded in Florida for decades, the Recorder here accepts them for recording like any other deed, and title insurers write over them routinely. Where are lady bird deeds legal? Florida is one of a handful of states where the instrument is in everyday use; most states have never adopted it, and several that borrowed the idea use a statutory transfer on death deed instead. There is no Miami-specific version of it either: a lady bird deed Miami Florida owners sign is governed by the same statutes and the same case law as one signed in Tampa or Jacksonville. What varies in Florida is quality, not legality.

Question 12

What is the downside of a lady bird deed in Florida?

Accepted Answer

The pros and cons come in long lists elsewhere. Three cons are real. First, it covers one property and nothing else, so an owner who treats the deed as an estate plan has a plan with a hole in it. Second, if the property carries a mortgage there is an unresolved documentary stamp tax question, set out below, that can run to four figures — and in this county the arithmetic is different again. Third, it hands the property to your beneficiaries outright at your death with no structure around it — if one of them is a spendthrift, receives needs-based benefits, or is in the middle of a divorce, outright is the wrong answer. In this county I would add a fourth. On a rental or a second property that is not your homestead — a condominium in Brickell you let out, a duplex in Hialeah with a tenant in one side, a unit in Sunny Isles Beach you keep for the winters — nobody can tell you with confidence what recording the deed does to the 10% assessment cap. That question has its own section.

Question 13

Is a quit claim deed the same as a lady bird deed?

Accepted Answer

No, and the difference is the most expensive misunderstanding in this area. A quit claim deed transfers whatever interest you have, now, permanently. Sign one putting your daughter on the title and she is an owner from that day: her creditors can reach the property, her divorce can involve it, she has to sign before you can sell, and you have made a gift with a carryover basis rather than a stepped-up one. A lady bird deed gives her a remainder interest of record that stays subject to your powers: no present right to possession or control, and no signature needed from her before you sell, mortgage or revoke. A Miami Dade quit claim deed form, or a Miami Dade County quit claim deed PDF free to print, is what people reach for instead, because adding a child to the title feels like the simple way to avoid probate. It is the thing I spend the most time undoing. The lady bird deed vs quit claim deed Florida comparison is on its own page, my lady bird deed vs quit claim deed comparison, side by side.

Question 14

Does Florida have a transfer on death deed?

Accepted Answer

No, which makes the transfer on death deed vs lady bird deed comparison a comparison with something Florida does not have. A transfer on death deed is a creature of statute in the states that have one, and Florida has not enacted one for real property. What is offered as a transfer on death deed for Miami-Dade County by out-of-state document services is either an out-of-state document or a lady bird deed under a borrowed name. Functionally the two do a similar job. The difference is that here the result comes from reserved powers drafted into the instrument, not from a statute that tells you what the words mean — which is exactly why the drafting matters more in Florida.

Question 15

Is it better to put your house in a trust or use a lady bird deed?

Accepted Answer

The lady bird deed vs trust question is the one I hear most after cost, and is a lady bird deed better than a trust has no general answer. Different tools, and the honest answer depends on how much you own and how complicated your family is. The deed handles one property, costs a few hundred dollars, and does nothing about anything else. A trust handles everything you put into it, addresses what happens if you become incapacitated rather than only when you die, can hold land in more than one state — or, with care, in more than one country — and costs several times as much. If the Miami-Dade property is your main asset and your wishes are simple, the deed is usually the better value. If you own several properties, have a blended family, want assets managed for someone after your death, own property outside the United States, or the 10% cap question on a rental worries you, the trust earns its cost. The full lady bird deed vs living trust comparison is on my lady bird deed versus living trust page. Occasionally the answer is both.

Question 16

Does a lady bird deed override a will?

Accepted Answer

For the property it describes, yes. Lady bird deed vs will in Florida is not really a contest, because they do different jobs. A will speaks at death through a probate case; a recorded lady bird deed has already passed the property outside that case, so there is nothing left for the will to give. If your will leaves the house to one child and the deed names another, the deed governs the house. That is a reason to make the two documents agree, not a reason to skip the will — the deed handles one property and nothing else, and a will still names who administers everything else you own. The same goes for the documents that operate while you are alive, a durable power of attorney and a designation of health care surrogate, because this deed does nothing at all about the years before your death.

Question 17

Who pays the condominium assessments after the owner dies?

Accepted Answer

The remainder beneficiary, jointly with the estate. § 718.116 makes a unit owner liable for assessments falling due while they own, and joint and several with the previous owner for arrears; § 720.3085 does the same for a homeowners’ association. This deserves more attention in Miami-Dade than it gets anywhere else, because of what the tax roll looks like. Of 938,920 real estate parcels on the county’s 2025 roll, 391,062 — 41.7% — are condominium units and 389,484 are single-family homes. Condominiums are not a special case here. They are the largest single category of property in the county, narrowly ahead of houses. So when the remainder vests at death, the beneficiary takes the unit and takes the unpaid assessments with it — regular assessments and any special assessment the association has levied, including the ones many buildings along Collins Avenue and in Brickell have levied to fund structural work. The estoppel certificate is the tool for finding out the number, and an association that understates it is bound by what it wrote. A beneficiary who accepts a unit without ever asking for one is accepting an unknown liability along with the property. None of that is an argument against the deed. It is an argument for knowing the figure before the deed is drafted, because if the number is large enough the right answer may be a different instrument altogether. If the property is a condominium, there is a point nobody warns about and it costs more than any approval question. Under section 718.116(1)(a) a unit owner is liable for assessments regardless of how title was acquired, and is jointly and severally liable with the previous owner for everything unpaid up to the transfer of title. In Coastal Creek Condominium Association v. FLA Trust Services LLC, 275 So. 3d 836 (Fla. 1st DCA 2019), the First District held that this reaches unpaid assessments going back beyond the immediate prior owner. Your beneficiary inherits that liability with the unit and has thirty days after the transfer of title to pay it. Section 718.116(1)(c) is where that thirty-day clock sits, and it belongs to condominiums alone. In a homeowners’ association, section 720.3085(2) makes the new owner jointly and severally liable for what the previous owner left unpaid, but it sets no thirty-day deadline. Whoever takes the unit should ask for an estoppel certificate straight away.

Question 18

Does the association have to hand over the milestone inspection first?

Accepted Answer

Not as a condition of the deed. Nothing has to be attached to it for it to record, and the resale disclosure package is a separate matter: § 718.503 triggers that package on contracts for resale of a residential unit, and a gift is not a resale. That is not the same as saying the documents are out of reach. You are the unit owner today, and the milestone inspection and the reserve study are worth obtaining and reading before you decide who should inherit the unit — so ask the association for them in writing. What the association owes a unit owner is set by the condominium statutes, on its own timetable, and has nothing to do with the deed or with recording it. Two duties are worth knowing by number. Under § 553.899(9) the association must send every unit owner a copy of the inspector’s summary of the milestone inspection within 45 days of receiving the report — regardless of what the report found — by mail or personal delivery, and by email to owners who have consented to electronic notice, as well as posting it on the property and on the association’s website where it is required to keep one. Separately, under § 718.111(12) the inspection reports are official records the association must keep for fifteen years and open to any member on request, with the right to make copies, and it may not ask why you want them. If it does not produce them within ten working days of a written request, the statute presumes the refusal willful and puts damages of $50 a day, up to ten days, behind the request. So if you are the owner today, you are entitled to the report whether or not anyone sends it to you, and a written request is the whole procedure. The two statutes behind those documents are worth knowing by name. § 553.899 requires a milestone inspection of condominium buildings three habitable stories or taller by the end of the year the building turns thirty, with a local enforcement agency able to require it earlier where local circumstances justify it — a question for the building’s own jurisdiction rather than a rule that follows the coastline. § 718.112 requires the reserve study on the same class of buildings and stops owner-controlled associations from voting to underfund the items it covers. A family receiving a unit by deed inherits everything those two statutes are about, and the convenience of a transfer that carries no disclosure package with it is also the gap: nobody is handed the paperwork describing the building. Asking for it costs nothing and occasionally changes the plan entirely.

Question 19

Does my condominium association have to approve the deed?

Accepted Answer

Nothing happens while you are alive — no possession moves and no unit changes hands — so there is ordinarily no condo association approval to seek at signing. The open question is what happens at your death. Many declarations carve out transfers occurring at death or by operation of law, and where yours does, the association has nothing to approve. Where it does not, the association has an argument, and no Florida appellate court has decided whether an approval clause or a right of first refusal can reach a transfer under a deed like this. So I ask for the declaration before recording rather than telling you it does not apply. The towers in Aventura and Brickell, the older buildings in Bal Harbour and Bay Harbor Islands, and the mid-rises in Kendall all have one, and they do not all say the same thing. Whoever inherits should expect the association to want a death certificate, the recorded deed and its own forms before it updates its books.

Question 20

Can I use a lady bird deed for a co-op?

Accepted Answer

This is the hard case, and Miami-Dade has more of them than most counties — the older cooperative buildings on Miami Beach, in North Bay Village and along Biscayne Bay are the tell. Florida law treats an interest in a cooperative unit as an interest in real property, and for surtax purposes a cooperative unit held through stock ownership is a single-family residence, but what you actually hold is shares or a membership in the corporation together with a proprietary lease, and legal title to the building sits with the corporation. Transfer happens by assignment of the shares and the lease, subject to board approval. No Florida statute, rule or decision addresses whether a lady bird deed can be used for a co-op at all. So it is not the right tool, and if you own one the planning belongs in a different document.

Question 21

Does a lady bird deed need to be notarized?

Accepted Answer

Yes, and witnessed. The lady bird deed Florida requirements are the requirements for any deed: Section 689.01 requires two subscribing witnesses, and § 695.03 requires a proper acknowledgment before a notary or other authorized officer. The Recorder’s own list adds the practical version of the same rule: an original document, signed by the owner, two witnesses who are not parties to the transaction, a full notarial acknowledgment, the preparer’s name and address, and addresses for both grantor and grantee. A notary is not without responsibility in this. Under section 117.107(5) a Florida notary has a duty to refuse to notarize if it appears the signer is not mentally capable of understanding the nature and effect of the document. But that duty is a floor, not a legal assessment. Nobody at the notary’s desk is weighing whether you have the capacity to make this particular disposition, and nobody there is building the record that defends it if someone challenges it years afterwards.

Question 22

Where do I record a lady bird deed in Miami-Dade County?

Accepted Answer

With the County Recorder, which is a division of the Clerk of the Court and Comptroller, on the fifth floor of the Osvaldo N. Soto Miami-Dade Justice Center at 20 NW 1st Avenue in downtown Miami. Every lady bird deed Miami-Dade owners sign ends up there, whoever prepares it — a Miami Dade lady bird deed has one Recorder. Recording costs $10.00 for the first page and $8.50 for each page after it, so a typical two-page deed is $18.50, and the deed carries the minimum documentary stamp unless a mortgage is on the property. Where to record a deed in Miami Dade is therefore one address, one counter, one mailing suite and six e-recording vendors, and the rest of this section is the detail of each. The Justice Center opened in November 2025 and succeeded the 1928 courthouse on Flagler Street. That matters because a good deal of what is still published online, deed forms sold county by county among it, sends you to the Recorder’s old counter at Courthouse East on NW First Street or to a probate division at 73 West Flagler. Neither is where the offices are now. The Clerk’s own Official Records page names the Justice Center, publishes Suite 5.246 as the address for recordings sent by mail — Office of County Recorder, 20 NW 1st Avenue, Suite 5.246, Miami, Florida 33128 — and lists the Recorder’s telephone as (305) 275-1155, with cocoffrec@miamidade.gov for questions. Suite 5.246 is the mailing address and Suite 5.243 the walk-in office. Telephone (305) 275-1155 before making the trip: the Official Records page publishes no counter hours, and the building’s hours and the court’s are not the same thing.

Question 23

Can the deed be e-recorded in Miami-Dade?

Accepted Answer

Yes, through six approved vendors. Corporation Service Company, e-Docs Solutions, eRecording Partners, Hopdox, Simplifile and Swift-E Recording all submit to this Recorder, and Miami Dade e recording runs entirely through them — there is no direct public channel, and a homeowner with one document does not open an account with a vendor built for title companies. It is how I file, and it is inside the fee. The Clerk is careful to say it cannot recommend between the vendors. What vendor software checks is page size, margins, legibility and whether the fees tendered match the fees due. It does not check whether the person signing had the power to convey what the deed says they are conveying, and it does not check whether the property is one residence or two for surtax purposes. Miami Dade erecording, in other words, is a delivery mechanism, not a review. How long does it take to record a deed in Florida depends on the county and the route; here the Clerk states that eRecording may take approximately one to three business days to review and process, with no same-day guarantee, and a mailed deed takes as long as the post and the queue on top of that.

Question 24

How much does it cost to record a deed in Miami-Dade County?

Accepted Answer

Ten dollars for page one, then $8.50 a page. The Miami Dade County deed recording fees are set by statute, not by the county. Names past the first four are indexed at a dollar apiece. How much does it cost to record a deed in Miami Dade County, then? An ordinary two-page deed with two names comes to $18.50, and the $675 covers it. Miami-Dade does not charge per legal description, which Palm Beach County does, and there is no county transfer tax on top — Florida has documentary stamps instead, set out below. ChargeAmount First page, § 28.24 base plus statutory add-ons$10.00 Each later page$8.50 Each name indexed beyond the first four$1.00 Name search, per name and year searched$2.00 Copy from the Official Records$1.00 per page Certifying a copy$2.00 per document Documentary stamps on the deed$0.60 per $100 of consideration Surtax, where the deed conveys other than a single residence$0.45 per $100 of consideration Those are not local figures, and it is worth knowing where they come from. § 28.24 builds the first page out of a $5.00 base, $1.00 for the Public Records Modernization Trust Fund and a $4.00 court technology charge. Each later page is $4.00 plus $0.50 plus $4.00. Miami-Dade charges exactly the statutory maximum, which is why the Miami Dade County FL recording fee schedule matches Broward, Palm Beach and Hillsborough to the cent and why a Miami Dade County clerk of court recording fees search and a Broward one return the same figures. What is different here is the stamp, not the fee.

Question 25

Why is the documentary stamp rate lower here?

Accepted Answer

Because of a 1983 local option no other county took. Miami-Dade implemented Chapter 83-220, and a later statewide ten-cent increase was written so that it does not reach counties that did. § 201.02 sets the rate at seventy cents on each $100 of consideration for deeds and other instruments conveying an interest in real property. Then § 201.0205 carves out the ten-cent increase added in 1992 for any county that had implemented the 1983 chapter. Miami-Dade is the only one. Seventy minus ten leaves sixty, and the Department of Revenue and its own rule both state the sixty-cent figure for this county in plain terms. So how much are doc stamps in Florida? Seventy cents per hundred everywhere but here, and here the figure a Miami Dade documentary stamp tax calculator applies to a deed is sixty — the beginning of the calculation rather than the end of it. The rate is lower; whether the bill is lower depends entirely on the next question.

Question 26

When does the 45-cent surtax apply?

Accepted Answer

When the deed conveys anything other than one residence. A house is exempt. A condominium unit is exempt by name. A duplex is not. § 125.0167 authorizes a discretionary surtax of up to forty-five cents per $100, levied under § 201.031, and then removes it from any document where “the interest granted, assigned, transferred, or conveyed involves only a single-family residence.” The statute goes on to say that such a residence may be a condominium unit, a cooperative unit held through stock ownership, or a detached dwelling. The Department of Revenue’s rule repeats the point and adds the limit that matters: where a document conveys more than one single-family residence, the tax is due. That is the whole Miami Dade surtax rate question: the Miami Dade County surtax on real estate is forty-five cents per hundred, and the Miami Dade surtax on deeds falls away only when the deed conveys a single residence and nothing else. What the deed conveysSurtaxRate on each $100 Detached houseNo$0.60 Condominium unitNo — named in the statute$0.60 Cooperative unitNo$0.60 Duplex, or two homes in one deedYes$1.05 Vacant land, commercial, anything elseYes$1.05 Read the bottom two rows again. On a transfer that falls outside the exemption, Miami-Dade charges $1.05 per $100 — half again what every other county in Florida charges. The county is cheaper on the ordinary case and dearer on everything else, and a deed drafted without noticing which side of that line the property sits on gets the number wrong in whichever direction hurts. The practical trap is the parcel that looks like one home and is not. A house with a permitted garage apartment, a lot carrying two addresses, a pair of units conveyed together to save a trip to the counter, a Hialeah duplex with the family in one side and a tenant in the other: each of those pushes the instrument across the line. Splitting a two-property transfer into two deeds is not always possible and is not always cheaper once recording is counted, but it is a question worth asking before anything is signed rather than after. One piece of context worth having: the surtax is not a penalty. It funds the county’s Affordable Housing Surtax Program, which has been in place since 1984 and pays for second mortgages and rental construction for lower-income families across the county. That is why the county keeps the sixty-and-forty-five arrangement rather than reverting to the state’s flat seventy, and why a Miami Dade surtax 2026 search returns grant application pages alongside the tax — they are the two ends of the same money.

Question 27

Does an outstanding mortgage change the tax?

Accepted Answer

It may, and this is the one figure on the page I am not going to state as a certainty. Most people approach one of these deeds expecting the tax to be trivial, because nothing is being bought. On an unmortgaged property that expectation is right: a transfer for love and affection and ten dollars is taxed on a nominal figure. Where a mortgage is outstanding, § 201.02 counts the unpaid balance as consideration even though nobody pays anything and nobody assumes the debt. On an ordinary gift or quitclaim deed that rule is settled, and it turns a transfer where no money changes hands into a taxable conveyance measured by the debt. The figures below are what a gift or quitclaim deed of a mortgaged Miami-Dade property costs, and they are what a Miami Dade deed doc stamp calculator will show you if you enter the balance. Mortgage balance at transferHouse or condo, at $0.60Duplex, at $1.05 $200,000$1,200$2,100 $400,000$2,400$4,200 $650,000$3,900$6,825 Whether that rule reaches a lady bird deed is a different question, and it is open. The Department of Revenue’s position, in a technical assistance advisement issued to one taxpayer, is that these deeds transfer no present beneficial interest and are therefore not taxable. No Florida appellate court has decided whether that holds on mortgaged property, the Department has never written a rule addressing these deeds, and its rules were amended in January 2026 without adding one. In practice, clerks record them with the minimum. If your home is financed, tell me at the start — that conversation belongs before the deed is drafted, not after it is recorded. Any stamps above the minimum are a state tax collected at the counter, and they sit outside the $675 — which pays for reading the recorded deed, drafting the instrument, the notary and witnesses, the recording, and the minimum stamp, not for a tax the Clerk collects on behalf of Tallahassee. Anyone quoting a Miami-Dade lady bird deed as a single all-in number without first asking whether the property carries a mortgage has not yet asked the question that determines the bill. There is a further wrinkle worth stating rather than glossing. Under § 213.22 an advisement of that kind reaches no further than the person who applied for one, and no further than the transaction they asked about. Persuasive, yes. A rule, no. On a mortgaged property that gap between the two is where somebody could actually lose money. So I do not publish a figure. On a mortgaged property I tell you what the Department would most likely assess, tell you plainly that the calculation is unsettled, and recommend a written tax opinion before recording if the balance is large enough to matter. On a paid-off house the tax is nominal and the whole issue disappears.

Question 28

Can you do a lady bird deed if you have a mortgage?

Accepted Answer

Yes. A mortgage does not prevent the deed; a lady bird deed on mortgaged property Florida owners sign is routine. What a lady bird deed with mortgage debt still outstanding changes is two things: the documentary stamp figure above, and whether your lender could react. A home equity line counts here as well. A HELOC is secured by a recorded mortgage, so raise it on the first call the same way. For the tax on a deed, what counts is the balance outstanding when the deed is recorded, not the credit limit. Can you have a lady bird deed with a mortgage and refinance later? Yes; you kept the power to mortgage without anyone’s consent, and where a lender unfamiliar with the instrument asks the beneficiaries to sign anyway, a short letter usually resolves it.

Question 29

Will the bank call the loan due?

Accepted Answer

It may be entitled to. I have not seen a Florida lender accelerate a loan over one of these deeds, but that is experience, and the legal position underneath it is less comfortable than most pages admit. The federal Garn-St. Germain Act, at 12 U.S.C. § 1701j-3, lists the transfers on which a lender may not enforce a due-on-sale clause, and recording a lady bird deed during your lifetime does not fall within any of them. What makes the practical risk low is that a lender gains nothing by acting: you still live there, you still own it, and you still owe the debt. Your beneficiaries are protected at your death only if they are relatives who will occupy the property. An adult child in another state or another country who intends to sell or rent a mortgaged Kendall house should expect to deal with the loan promptly.

Question 30

Does a lady bird deed work with a reverse mortgage?

Accepted Answer

A lady bird deed with reverse mortgage financing on the home is the combination to stop on before you record anything, and tell me. A federally insured reverse mortgage runs on 24 C.F.R. § 206.27, under which the balance becomes due if the borrower conveys all of their title — and a borrower who keeps a life estate has not done that. So the deed does not, by itself, mature the loan. The exposure is elsewhere: these loan documents routinely require the lender’s consent before any conveyance, and recording without it can be a breach. Get the lender’s written consent first. Not afterwards. The lady bird deed reverse mortgage question is the first one I ask an older owner in Westchester or Kendall, because it is the one that cannot be fixed after recording.

Question 31

How do I get a copy of my deed in Miami-Dade County?

Accepted Answer

From the Clerk’s County Recorder’s Official Records online system. The common mistake, for anyone asking how do I get a copy of my deed in Miami Dade County, is to go to the Property Appraiser’s site, which does not hold the deed. The Recorder’s search runs by name, because the Official Records are indexed by the parties to each instrument: search your own name, open the most recent deed into it, and read the whole image, including any exhibit carrying the legal description. A Miami Dade official records search by name is the route to the document; a Miami Dade deed search by address is the Appraiser’s tool, and it will show you who the roll says owns the parcel and the folio number, but not the deed itself. The Miami Dade clerk of court recording fees table above covers the deed going in; coming out, a plain copy is a dollar a page and certification is two dollars more per document, with a two-dollar charge per name and year searched if you ask the Clerk to find it for you. Recorded documents older than 1974 are not in the online system and can be obtained only in person or by mail; the Clerk’s certified copies page directs mailed requests to Miami-Dade County, P.O. Box 011711, Flagler Station, Miami, FL 33101, with the book and page, the recording year, the party names, the document type, a self-addressed stamped envelope and payment. How do I get a copy of my property deed in Miami Dade County if I bought before 1974, then, is a mail-or-counter question, and it is the reason a Coral Gables or Miami Shores title from the 1960s takes longer to read. How do I get a copy of my deed at all if none of that appeals? You do not have to do any of it. If you cannot find your deed, I pull it, and that is inside the fee.

Question 32

Should I sign up for the Clerk’s Property Fraud Alert?

Accepted Answer

Yes, and the day your deed is recorded is a sensible day to do it. The Miami Dade property fraud alert is a free service from the Clerk of the Court and Comptroller. You register the folio number of your property and an email address, and the Clerk emails you within twenty-four hours whenever a deed is recorded into the Official Records against that folio. The alert tells you a document has recorded; you look it up in the online system from there. It notifies; it does not prevent. But a forged deed is far easier to deal with in its first week than in its third year, and an owner who lives abroad for most of the year, or a Miami Beach widow whose children are in another country, is exactly the person a forger counts on not noticing. Deed fraud is common enough here that the Clerk publishes quiet-title complaint forms for a forged deed and for a wild deed, and the Property Appraiser answers on (305) 375-4064 when an owner discovers a change on the roll that they did not make. Each owner registers separately on the Clerk’s Property Fraud page; the Miami Dade clerk of courts property fraud alert is folio-based, so an owner with two parcels registers twice, and a Miami Dade deed fraud alert on one folio says nothing about the other.

Question 33

Will a lady bird deed affect my homestead exemption?

Accepted Answer

Properly drafted, no — the lady bird deed Florida homestead exemption question gets the same answer on every Florida page, and it is right. You are left holding a life estate together with the power to sell, mortgage or revoke without anyone’s consent, so nothing about your entitlement to the exemption changes. For the Save Our Homes cap, section 193.155(3)(a)1.c provides that there is no change of ownership where the owner is listed as both grantor and grantee and others are additionally named as grantees, which is why the deed should convey the life estate to you by name. A deed in which the owner appears only as grantor and reserves a life estate does not fit that exception on its text, and no Florida appellate court has yet applied the exception to a lady bird deed. What disturbs it is a deed drafted without those retained powers, which converts the transfer into a completed gift of a remainder interest and changes the analysis on every front at once. It is not a difference you can see by looking at the finished document unless you know which words to look for, and it is precisely the difference a blank template cannot supply. Lady bird deed homestead Florida planning, in other words, is a drafting question before it is a tax question. The administrative side deserves one sentence of care. The Property Appraiser will see a recorded change on the title. The sensible sequence is to record the deed and then confirm with the exemptions staff on (305) 375-4712 that the exemption and the cap are undisturbed on the roll. Five minutes in February beats a surprise on the TRIM notice in August. The Miami Dade homestead exemption cancellation form exists for owners who sell or move away; recording a lady bird deed is not a reason to file it.

Question 34

How do I apply for the Miami-Dade homestead exemption, and by when?

Accepted Answer

Through the Property Appraiser, not the Clerk, and the two offices do not pass paperwork between themselves. The Miami Dade homestead exemption application is filed online through the Appraiser’s exemption portal at apps.miamidadepa.gov, which is the ordinary route now — a Miami Dade homestead exemption application online takes a few minutes with a Florida driver’s license — or in person on the seventh floor of the Clark Center or at the Cutler Bay branch. The Miami Dade homestead exemption deadline is the statutory 1 March, moving to the next business day when it falls on a weekend, and the requirements are the state’s: legal or equitable title, permanent residence, and, per the Appraiser’s own list, United States citizenship or permanent residency, all tested as of 1 January. The Appraiser accepts a Florida driver’s license or ID card, a Florida vehicle registration, voter registration, the prior year’s tax return, bank statements registered at the property, utility bills or a recorded declaration of domicile as proof of residence. A Miami Dade homestead exemption form, or a Miami Dade homestead exemption application PDF to print — the portal is the form now, and the paper route still exists for those who prefer it. Late applications are accepted until the 25th day after the TRIM notice is mailed. The Miami Dade TRIM notice 2026 went out in August 2026, and that mailing is what starts the late-filing clock this year; the Appraiser is at pains to say the notice is not a bill. If you are checking your Miami Dade homestead exemption status, the Appraiser’s property search shows the exemptions on the roll for any folio. A lady bird deed changes none of those dates; it just makes it worth confirming, once, that the roll still reads the way it did.

Question 35

What if I miss the March 1 homestead deadline?

Accepted Answer

Missing the March 1 deadline is not automatically fatal, but the second chance is a procedure you have to ask for rather than a grace period that runs on its own. File a late application directly with the Miami-Dade County Property Appraiser before the twenty-fifth day after the county mails its annual assessment notices. The appraiser can still grant the exemption for that year if you show you were unable to file on time or had other extenuating circumstances. If the appraiser says no, you can take it to the Value Adjustment Board by that same deadline, with a $15 nonrefundable filing fee and the same showing to make.

Question 36

Does my spouse have to sign?

Accepted Answer

If the property is your Florida homestead and you are married, yes. Florida’s Constitution requires a spouse to join in transferring homestead property, and a deed the spouse did not join is not effectual to convey it. A waiver of homestead rights in a prenuptial or postnuptial agreement does not solve this: the statutory deed waiver under § 732.7025 waives only the restriction on devise, and by its own terms may not be treated as a waiver of the restriction on alienation. If the property was bought before you married, bring the closing file. Whether your spouse has to join turns on facts that predate the marriage. And if your spouse lives in another country, or is not a United States citizen, say so on the first call: the joinder requirement does not turn on citizenship, but the logistics of the signing do, and the homestead exemption side of the analysis has its own residency rules set out above. Your spouse’s signature is a signature on a deed, so it carries the same requirements as yours — two witnesses under § 689.01 and an acknowledgment under § 695.03 — and no Florida statute or case treats the joining spouse’s signature as subject to any lesser or different formality. It follows that the spouse may sign, be witnessed and be notarized by video on the same terms as you. That conclusion rests on the statutes; no Florida appellate court has yet had to decide whether a spouse’s joinder on a homestead deed may be remotely witnessed, so where the two of you are in different places I plan the signing with that in mind rather than assuming.

Question 37

What if I have a minor child?

Accepted Answer

Then talk to me before recording anything. Section 732.4017 says a lifetime transfer of homestead is not a devise, which would take a deed outside the constitutional restriction — but that safe harbor applies only where the owner keeps no power to revoke or revest the interest, and a retained power to wipe out the remainder is precisely what makes this deed what it is. The better reading is that the safe harbor is not available to it, and no Florida appellate court has yet decided the point on a lady bird deed by name. The practical position is that the test is applied at your death, not at signing. If no minor child survives you, the restriction does not reach the deed. If one does, the remainder fails and § 732.401 decides where the home goes instead. Nobody can guarantee which of those happens, which is why I will not build a plan on this deed alone while there is a minor child. Who counts as a “minor child” is narrower than most people assume. It means someone under eighteen who is your child under Florida’s Probate Code — a biological child, a child you adopted, or a child born out of wedlock who meets the paternity requirements. It does not mean a stepchild you never adopted, a foster child, a grandchild, or any remoter descendant: section 731.201(3) expressly excludes a grandchild or a more remote descendant from the word “child,” and the Florida Supreme Court held in In re McGinty’s Estate, 258 So. 2d 450 (Fla. 1971), that “minor child” in the Constitution is a substantially different class from “lineal descendants.” Where the child lives is not part of the test either. In Deem’s Estate v. Shinn, 297 So. 2d 611 (Fla. 4th DCA 1974), a father’s minor daughter lived with her mother in another state and he had never actually supported her — the restriction applied anyway, because he still owed her the legal obligation. One question is genuinely open: whether a minor grandchild whose own parent died before you can trigger the restriction. No Florida court has decided it.

Question 38

Will my property taxes go up because of the deed?

Accepted Answer

Two answers, one for a homestead and one for everything else. On a homestead, no. Save Our Homes Florida explained in one sentence: the assessed value of a homestead can rise by no more than the lesser of 3% or the change in CPI each year, whatever the market does. The Miami Dade save our homes cap is that state cap, it caps annual increases in assessed value, and a properly drafted enhanced life estate deed, one that lists you as both grantor and grantee, is designed to leave the cap in place while you are alive. What is the save our homes benefit in Florida worth? On a Coral Gables or Coconut Grove house bought in the 1990s, the gap between assessed and market value can run into the high six figures, and that gap is what the cap protects. Where the deed lists you as both grantor and grantee, the cap is designed to survive while you are alive. It ordinarily resets at your death for whoever inherits — and that is true whether the home passes by deed, by will or by intestacy, so it is not a cost of doing this. Two questions get run together here and are worth keeping apart: whether the person who inherits qualifies for a homestead exemption in their own right, and whether your accumulated assessment carries over to them at all. The statutory exceptions that can preserve it are set out under what changes for the person who inherits.

Question 39

Does the deed affect portability?

Accepted Answer

Not during your lifetime. Miami Dade homestead portability — carrying an accumulated Save Our Homes benefit from a previous Florida homestead to a new one — is a question between you and the Property Appraiser when you move, filed as a Miami Dade portability application with the homestead application, and the deed neither creates nor consumes it. If you brought a benefit with you from Broward or from anywhere else in Florida, mention it on the first call; the paperwork proving it is easier to produce now than later. The Appraiser’s site has a Miami Dade portability calculator for anyone trying to work out what a move would do to the bill, and a Miami Dade homestead exemption transfer is that same portability, under the name most people use for it.

Question 40

Does a lady bird deed reset the 10% cap on a rental or second property?

Accepted Answer

This is genuinely unsettled, and in a county where nearly half the housing is not owner-occupied it comes up constantly. Non-homestead residential property is capped at 10% annual assessment growth under § 193.1554, and that cap resets to just value after a change of ownership. The reason for caution is a difference between two statutes that most pages never mention. § 193.155, which governs homestead, carves out a long list of transfers that do not count — including where the same person remains entitled to the exemption, and transfers by operation of law at death. The non-homestead provision carries a much shorter list: correcting an error, moving between legal and equitable title, transfers between spouses, and dissolution of marriage. The statute defines a change of ownership as any sale, foreclosure, or transfer of legal title or beneficial title in equity to any person, and it contains no exception written for this deed. The courts have not been generous with the list either: in S & A Property Investment Services, LLC v. Garcia, 360 So. 3d 432 (Fla. 3d DCA 2023) — decided by the appellate court for Miami-Dade — a quitclaim from two individuals to their own wholly owned company was held to be a change of ownership, and the court declined to add an exception the Legislature had not written. No Florida appellate decision, Department of Revenue rule or advisement decides whether recording an enhanced life estate deed is a change of ownership for that purpose. Anyone telling you confidently either way is guessing. On a homestead the question barely arises. On a Brickell condominium that has been rented and capped for a decade, it is the one worth asking first, and sometimes it is the reason to use a different instrument. One date to watch. Amendment 3 on the 3 November 2026 ballot would, if at least 60% of voters approve it, lower the non-homestead cap from 10% to 5% from 1 January 2027. That would make an accumulated cap more valuable, and the unanswered question above more expensive to get wrong. I will update this section once the result is known.

Miami-Dade County	Where
What the deed is	An enhanced life estate deed — “lady bird deed” and “ladybird deed” are its nicknames
Deeds	Clerk of the Court & Comptroller, County Recorder, Osvaldo N. Soto Miami-Dade Justice Center, 20 NW 1st Avenue, Miami — fifth floor
Probate	Same building — probate division on the sixth floor
Recorder telephone	(305) 275-1155 · the Clerk’s Official Records page lists no counter hours, so call first
Homestead and parcel data	Property Appraiser, 111 NW 1st Street, Suite 710, Miami; branch in Cutler Bay
Judicial circuit	Eleventh — Miami-Dade County alone
Recording, page one	$10.00, then $8.50 each later page
Documentary stamps	$0.60 per $100 — the only county in Florida below $0.70
Surtax on anything but one residence	$0.45 per $100 more
Lorenzo Law flat fee	$675 — the call with me, drafting, online notarization, witnesses, recording fees and the minimum documentary stamp
Call	(305) 224-6811
Facts current as of	18 September 2026 — sources listed at the foot of the page

County	Deed stamp rate per $100	Surtax	Who records deeds	Where probate is filed
Miami-Dade	$0.60	$0.45 on anything but a single residence	Clerk of the Court & Comptroller, County Recorder — Soto Justice Center, 5th floor	Same building, 6th floor
Broward	$0.70	None	Records, Taxes & Treasury Division — a county department, not a court officer	Broward County Courthouse, Fort Lauderdale
Palm Beach	$0.70	None	Clerk of the Circuit Court & Comptroller — combined with probate in one office; charges per legal description	Same office
Hillsborough	$0.70	None	Clerk of the Circuit Court & Comptroller — three recording counters	A different courthouse, two blocks away
Every other county	$0.70	None — only a county holding a home-rule charter preserved from the 1885 constitution may levy one, and Miami-Dade is the only one	Clerk of the Circuit Court	Varies

When	What happens	Who does it
Day 1	Fifteen-minute call: address, who is on title, marital status, where you live, who inherits	You and me
Days 1–2	Recorded deed pulled from the Official Records and read; fee confirmed	Me
Days 2–4	Draft sent to you; you read it and tell me it says what you meant	You
Days 4–6	Signing by video with a Florida online notary and two United States-located witnesses, or in person where that is the right route	You, the notary, the witnesses
Next business day after signing	Deed submitted for e-recording — that part is my step and my target. The Clerk states that documents submitted by eRecording may take approximately one to three business days to review and process, and that it cannot guarantee same-day recording	Me, then the Recorder
Once the Recorder has processed it	Recorded deed with book, page and instrument number sent to you; Property Fraud Alert enrolment suggested	Me, then you
Following February	Confirm with the Property Appraiser that the exemption and the Save Our Homes cap are undisturbed on the roll	You (or me, if asked)
At your death	Where the deed is valid and a named beneficiary takes under its terms: beneficiaries record a certified death certificate and a short affidavit with the same Recorder, and no probate case is opened for the property. A defect, or a beneficiary who died first, can require more	Your beneficiaries; $475 deed review available

Property situation	What to have available, if you have it	What the review addresses
Primary residence	The current deed, the latest mortgage statement, who is married to whom, and who actually lives there	How title is held, the reserved powers, spousal joinder and the minor-child restriction, and who is named to receive it
Deeded condominium unit	The deed, the declaration, recent assessment notices, and any milestone inspection or reserve study the association has sent	Title, the association’s approval and first-refusal provisions, what the unit carries in assessments, and who should receive it
Rental or seasonal home	The deed, the mortgage statement, how the property is actually used, and whether a company holds it	Which layer applies — no homestead, the 10% cap question, the surtax on what the deed conveys, and whether the lender has to be told
Duplex, or a second dwelling on the lot	The deed, the folio number, and a description of every dwelling on the parcel	What the instrument conveys, and the rate that follows from it
Cooperative apartment	The share or membership certificate, the proprietary lease, and the association’s documents	Whether a deed is the right instrument here at all, and what is
Owner signing from another state or country	Where you expect to be when you sign, your photo identification, and any travel dates	Whether the signing can be handled remotely, who the witnesses can be, and what changes when the owner is not a Florida resident

Instrument	Control while you live	Avoids probate	Can you change your mind
Lady bird deed	Full — sell, mortgage, revoke alone	Yes, for that property	Yes, alone
Quit claim deed to a child	Lost — they are an owner now	Depends how title is held	No, not without their signature
Plain life estate deed	Limited — cannot sell alone	Yes, for that property	No, not without their signature
Revocable living trust	Full	Yes, for everything funded into it	Yes, alone
Will	Full	No — a will is a probate document	Yes, alone

Mortgage balance at transfer	House or condo, at $0.60	Duplex, at $1.05
$200,000	$1,200	$2,100
$400,000	$2,400	$4,200
$650,000	$3,900	$6,825

Miami Lady Bird Deed Attorney — Miami-Dade County

Miami lady bird deed: the short version

Quick answers

Miami-Dade against the other counties

What a lady bird deed costs here

How much does a lady bird deed cost in Miami?

What is included in the $675 flat fee?

What a lady bird deed costs in Florida generally

Do I need a lawyer to do a lady bird deed in Florida?

Can I do my own lady bird deed in Florida?

Is there a Miami-Dade County lady bird deed form?

Where to get a lady bird deed

What a failed deed costs, against $675

How this works, and how long it takes

From the first call to the recorded deed: an illustrative timetable

Filing a lady bird deed in Florida

No trip downtown

Can I sign a lady bird deed online?

Signing from another country

When a lady bird deed takes effect

Who does lady bird deeds near me?

One attorney, start to finish

What should I have ready for the call?

What to have ready, by property type

An example: a Brickell unit with a special assessment

An example: an adult child helping a Hialeah parent

How a lady bird deed works in Miami and Miami-Dade County

What is a lady bird deed?

“Lady bird deed” and “ladybird deed”

Is an enhanced life estate deed the same thing?

Is a lady bird deed legal in Florida?

A lady bird deed is not a trust

When a lady bird deed is a good idea

What is the downside of a lady bird deed in Florida?

Who should not use one

Lady bird deed, quitclaim deed, trust or will: the comparison

Is a quit claim deed the same as a lady bird deed?

The Miami-Dade quit claim deed form

Lady bird deed and warranty deed

Does Florida have a transfer on death deed?

Is it better to put your house in a trust or use a lady bird deed?

Does a lady bird deed override a will?

Condominiums, cooperatives, HOAs and other property types

Who pays the condominium assessments after the owner dies?

Does the association have to hand over the milestone inspection first?

Does my condominium association have to approve the deed?

A 55+ building or community

Can I use a lady bird deed for a co-op?

Duplexes, garage apartments and efficiencies

Vacant land, commercial property and short-term rentals

Property already in an LLC or a trust

Signing: witnesses, notary and what the Recorder checks

Does a lady bird deed need to be notarized?

Who signs the deed, and who does not

Signature and formatting requirements

What the Recorder will not check

Why the Recorder rejects a deed

Fixing a recorded deed with a mistake

Recording is what makes the deed good against the world

Record it right away

Where and how a deed is recorded in Miami-Dade County

Where do I record a lady bird deed in Miami-Dade County?

Deeds on five, probate on six

There is no Miami-Dade County recorder of deeds or register of deeds

How to record a deed in Miami-Dade County by mail

Can the deed be e-recorded in Miami-Dade?

What recording costs here

How much does it cost to record a deed in Miami-Dade County?

The Miami-Dade recording fee calculator question

Documentary stamps in Miami-Dade: the sixty-cent rate and the forty-five-cent surtax

Documentary stamp tax in Florida, defined