Broward County Recorder of Deeds: Search Official Records, Record a Deed, Get Copies & Find the Office
Broward County does not operate a separate elected office branded only as “Recorder of Deeds.” The public-facing recording office is the Broward County Records, Taxes and Treasury Division, Recording Section, which records deeds and other instruments into the Official Records of Broward County, Florida.
Use this guide to search Broward deeds, find a folio number, understand the Official Records search fields, record a deed, estimate recording and documentary stamp costs, order certified copies, use eRecording, sign up for recording alerts, and contact the correct office in Fort Lauderdale.
Where Do You Search or Record Broward County Deeds?
Search and recording for Broward County deeds are handled through Broward County’s Official Records system and the Records, Taxes and Treasury Division. The Recording Office is located at 115 S. Andrews Avenue, Room 114, Fort Lauderdale, FL 33301. For property ownership, folio numbers, assessed values and exemptions, use the Broward County Property Appraiser instead.
Use Records, Taxes and Treasury For
Deeds, mortgages, satisfactions of mortgage, liens, notices of commencement, condominium declarations, plats, maps, final judgments, probate documents recorded in Official Records, copies and certifications.
Best starting point: Broward Official Records Search.
Use Property Appraiser For
Folio or Property ID, current owner shown on the tax roll, property address, legal-description summary, assessed value, exemptions, sales history, maps and ownership-change alerts.
Best starting point: BCPA property search before searching by deed.
Use Tax Collector For
Property-tax bills, tax payments, receipts, delinquent taxes and collection questions. A recorded deed may affect ownership records, but it does not show whether the current tax bill has been paid.
Simple rule: deed = Recorder, value = Appraiser, bill = Tax Collector.
Broward Recorder vs Property Appraiser vs Clerk vs Tax Collector
A deed issue can involve several offices. This local breakdown helps you avoid sending a recording, title, tax, or court question to the wrong place.
| Question | Correct Office | Why | Practical Next Step |
|---|---|---|---|
| I need to find a deed, mortgage, satisfaction, lien, plat or recorded notice. | Records, Taxes and Treasury / Official Records | This office records and indexes documents in Broward County Official Records. | Search by name, instrument number, book/page, document type, date recorded, case number, consideration, Simple Search or Parcel ID. |
| I only know the street address and need the deed. | Property Appraiser first, then Official Records | The Official Records portal is strongest when you already know the owner name, folio, instrument number or recording reference. | Use BCPA property search to find the owner, folio/Property ID and sales history, then search Official Records. |
| I need to record a deed or notice of commencement. | Recording Section, Room 114 | The Recording Section reviews documents for statutory recording requirements and collects recording fees and taxes. | Check recording space, witnesses, notary, legal description, folio, documentary stamps and fees before submitting. |
| I need court case files, lawsuits, criminal records or civil dockets. | Broward Clerk of Courts | Court cases are separate from land records, even when a judgment or court document later appears in Official Records. | Use Clerk records for the court case, then use Official Records for the recorded instrument. |
| I want to know if the property taxes are paid. | Broward County Tax Collector | The Tax Collector handles billing and payment. The Recorder records instruments; the Property Appraiser values property. | Search the property-tax account separately and do not rely on a deed image as payment proof. |
| I received an unexpected deed or ownership alert. | Official Records + BCPA Owner Alert + local law enforcement if unauthorized | Recording and ownership-alert systems notify you, but they do not automatically undo a fraudulent or mistaken recording. | Pull the recorded document, verify whether you authorized it, then seek legal or law-enforcement help if suspicious. |
How to Search Broward County Deeds Online
Broward’s Official Records portal, powered by Acclaim, allows public searching by several fields. Broward’s public guidance describes online Official Records access from January 1, 1978 to the present, while the live portal also explains limited search rules for certain 1972–1977 records and notes that documents before March 9, 1972 are not currently available on that site.
Open the Official Records Portal
Start with the official Broward County Official Records search, not a paid deed-copy advertisement. Accept the disclaimer only after confirming you are on the county Official Records site.
Pick the Best Search Route
The portal offers name, book/page, document type, instrument number, case number, consideration amount, date recorded, Simple Search and Parcel ID. Use instrument number when you have it; use party name or Parcel ID when starting from a property history.
Search All Reasonable Name Variations
Broward’s search disclaimer advises users to search all possible spelling variations of proper names. Try surname only, full legal name, middle initial, trust name, LLC name, prior owner, spouse name and abbreviated business name.
Use BCPA When You Only Have an Address
If you start with a street address, use the Broward County Property Appraiser first to find the Property ID or folio, current owner and sales history. Then use those details in Official Records.
Verify the Document Before Ordering Copies
Compare the grantor, grantee, recording date, document type, instrument number, book/page reference, consideration, legal description and Parcel ID. Do not assume the first matching name is your property.
Move Older Records to Search and Copy
For records that are not fully available online, use Broward’s Search and Copy services or visit Room 114. Older records may require staff help, microfilm, digitized images or non-online media.
Fastest Way to Find a Broward Deed When You Only Know the Address
The Official Records system is not always the best first stop for an address-only search. In Broward County, use the Property Appraiser to identify the parcel, then use Official Records to pull the deed.
Search BCPA
Enter the property address, owner name or Property ID in the Broward County Property Appraiser search.
Save the Folio
Record the Property ID, often called the folio number, plus the current owner and situs address.
Check Sales History
Use sale date, sale amount and deed-type clues to identify the likely acquisition deed.
Open Official Records
Search by owner name, folio/Parcel ID, instrument number, book/page or recording date.
How to Record a Deed in Broward County
Broward County records documents that meet Florida and county recording requirements. The Recording Section can explain recording procedure, but it cannot choose the deed type, prepare the deed, fix title problems or give legal advice.
Accepted Recording Paths
- In person at the Recording Office, 115 S. Andrews Ave, Room 114, Fort Lauderdale.
- By mail to Broward County Records, Taxes and Treasury Division, Attn: Recording Section.
- Electronically through eligible eRecording vendors.
- Through title companies, attorneys or closing agents when a transaction requires professional handling.
Recorder Staff Cannot Do These
- Tell you whether to use a quitclaim deed, warranty deed, corrective deed or trust deed.
- Prepare legal wording or decide who must sign.
- Determine whether title is clear.
- Remove a lien without a proper recorded release or legal document.
- Guarantee that a document is legally valid just because it is accepted for recording.
Confirm the Property Is in Broward County
Record the document in the county where the real property is located. Use the legal description, BCPA folio, tax bill, title report or prior deed to confirm the property is in Broward County, Florida.
Prepare the Deed for Florida Recording
A deed should identify the grantor and grantee, include mailing addresses, contain a complete Broward County legal description, show who prepared the instrument, include signatures and notary acknowledgment, and include the Parcel ID or folio when available.
Check Witness and Notary Requirements
Florida deeds generally require proper execution, witness signatures and notary acknowledgment. Broward deed-recording guidance highlights legible grantor/grantee information, witness information, notary information and statutory recording requirements.
Leave Recording Space
Broward deed guidance warns that documents without sufficient space for recording information may be returned unrecorded. Keep the top recording area clear and use a document format suitable for imaging.
Calculate Recording Fees and Taxes
Include page-count recording fees, additional-name indexing fees when applicable, documentary stamp tax on deeds, mortgage documentary stamps, intangible tax for secured obligations when applicable, and any copy or certification fees needed.
Submit the Packet
Bring the document to Room 114, mail it to the Recording Section, or submit through an eligible eRecording vendor. If mailing, include the correct return address and payment.
Track Status When Timing Matters
Broward posts work-request status updates for recording requests. Use that page when you need to know which mail or recording-date batch the office is currently processing.
Verify the Recorded Document
After recording, search Official Records again by name, instrument number or date to confirm the document was indexed correctly. Then check BCPA later if the deed should update ownership on the tax roll.
Broward County Recording Fees, Copy Fees and Documentary Stamp Taxes
Broward recording costs depend on page count, indexed names, document type, whether certification is needed, and whether Florida documentary stamp or intangible tax applies. Always check the live county fee schedule or official calculator before mailing payment.
| Item | Published Amount / Rule | When It Matters | Practical Note |
|---|---|---|---|
| Official Records recording — first page | $10.00 | Base recording charge for the first page of many recordable documents. | Taxes and extra fees may still apply. |
| Each additional page | $8.50 | Added for each page after the first page. | Exhibits, legal descriptions and riders increase page count. |
| Additional indexed names | $1.00 for each name beyond four | Applies when the instrument contains more than four names requiring indexing. | Count grantors, grantees and other indexed parties carefully. |
| Official Record copy | $1.00 per page for standard-size Official Record copies | Used when you need a regular recorded-document copy. | Confirm page count before ordering by mail. |
| Certification | $2.00 certification charge | Needed when a court, lender, title company or agency requires a certified copy. | Do not pay for certification if a regular image is acceptable. |
| Search fee | $2.00 per name for each year searched | Applies to staff search/copy work where applicable. | Search the online portal first to reduce staff-search cost. |
| Notarization | $10.00 per acknowledgment/signature service where provided | May apply when the Recording Office notarizes certain documents. | Bring government photo ID and do not sign until instructed. |
| Florida deed documentary stamp tax | $0.70 per $100 or fraction of $100 of taxable consideration in Broward County | Applies to deeds and other documents transferring Florida real property interests. | Taxable consideration may include money paid and certain debt or mortgage amounts. |
| Mortgage documentary stamp tax | $0.35 per $100 or fraction of $100 of indebtedness | Applies to recorded mortgages, trust deeds, security agreements and similar obligations. | The tax on a note or written obligation may be capped, but mortgage recording can have separate rules. |
| Nonrecurring intangible tax | 2 mills, or 0.002 of the taxable obligation | Applies to obligations secured by mortgage or other lien on Florida real property where required. | This is separate from documentary stamp tax. |
Broward County Recording Fee and Documentary Stamp Estimator
This tool is for planning only. It estimates common recording charges and Florida tax amounts, but it does not replace Broward’s official Recording Fee & Documentary Tax Calculator or a fee quote from the Recording Section.
Deed documentary stamp estimate uses $0.70 per $100 or fraction of $100. Mortgage estimate uses $0.35 documentary stamp tax per $100 or fraction of $100 plus 0.002 nonrecurring intangible tax. Actual tax depends on the legal transaction and taxable consideration.
eRecording, Recording Notification Service and Owner Alert
Broward offers several online tools that sound similar but serve different purposes. Use the right one for recording, monitoring or property-owner verification.
| Tool | What It Does | Best For | Important Limitation |
|---|---|---|---|
| Official Records Search | Lets users search and view recorded documents such as deeds, liens, mortgages, satisfactions, plats and notices. | Finding existing recorded documents. | A search result is not a full title report or legal opinion. |
| eRecording | Secure online submission of eligible documents to Records, Taxes and Treasury for recording. | Title companies, attorneys, lenders and qualified submitters. | Some vendors may not offer one-time consumer submissions. |
| Recording Notification Service | Free Broward Recording Office email notification service for property conveyance or encumbrance documents recorded into public records. | Owners who want notice of suspicious deed or lien activity. | It notifies after a matching record is recorded; it does not block recording. |
| BCPA Owner Alert | Free Property Appraiser service that alerts registered owners when BCPA receives a recorded document changing ownership. | Monitoring ownership-change activity on a registered property. | BCPA does not record documents and does not determine whether a deed is fraudulent. |
| Work Request Status | Shows which recording work batches the county is currently processing. | Checking mail-in or court-generated recording progress. | It is a status tool, not a filing confirmation for your individual legal rights. |
Why Broward County Recording Documents Get Returned
A rejected deed can delay a closing, refinance, estate transfer, notice of commencement, lien release or ownership correction. Check these issues before presenting or mailing documents.
Common Recording Problems
- Property is not located in Broward County.
- Grantor or grantee names are incomplete or illegible.
- Legal description is missing or does not identify the property.
- Grantor signatures, witness signatures or notary acknowledgment are missing.
- Witness names or addresses are not printed, typed or stamped where required.
- Prepared-by information is missing.
- Parcel ID or folio information is missing when needed.
- Documentary stamp tax or recording fee is wrong.
- Recording space is not left clear for the county stamp.
- Return address or mailed payment is incomplete.
Better Submission Checklist
- Confirm Broward County property location before recording.
- Use the Property Appraiser to confirm the folio / Property ID.
- Use original signed and notarized documents when required.
- Print names clearly under signatures.
- Attach legal description exhibits clearly.
- Count every page and indexed name before calculating fees.
- Use the official Broward fee and documentary tax calculator.
- Keep copies of the packet, check, envelope and mailing receipt.
- Check Work Request Status if processing appears delayed.
- Verify the final recorded image in Official Records.
How to Get a Broward County Deed Copy or Certified Copy
Many users can view or print available deed images from the Official Records portal for ordinary research. Order certification only when the receiving party specifically requires a certified copy.
Identify the Exact Document
Search by party name, folio/Parcel ID, instrument number, book/page or recording date. Confirm grantor, grantee, document type and property description.
Choose Regular Image or Certified Copy
A regular copy may be enough for personal research. A certified copy is usually required when a court, title company, lender, government agency or legal proceeding demands an official certified document.
Calculate Copy and Certification Fees
Broward fee-search results show Official Record copies at $1 per page and certification at $2. If staff must search records, search fees may apply by name and year.
Use Room 114 for Older or Hard-to-Find Records
If the record is older than the online search coverage or not available as an online image, contact the Search and Copy Section or visit the Recording Office at 115 S. Andrews Ave, Room 114.
Broward County Recording Office Address, Phone, Email and Hours
For deed recording, Official Records copies, certified copies, recording fees, eRecording questions and Search and Copy help, start with Broward County Records, Taxes and Treasury Division at the Governmental Center in Fort Lauderdale.
Broward County Recording Office
Department: Broward County Records, Taxes and Treasury Division
Recording Office:
115 S. Andrews Avenue, Room 114
Fort Lauderdale, FL 33301
Phone: 954-831-4000 or 3-1-1
Email: records@broward.org
Public hours: Monday through Friday, 8:30 a.m. to 5:00 p.m., excluding county holidays.
Best for: deed recording, Official Records, recording fees, certified copies, eRecording and Search and Copy services.
Open Recording Office Map ↗Official Broward County Recorder of Deeds Links
Use these official links for live searching, forms, fees, tax calculations, alerts and final verification. Each link includes what to do after opening it.
Broward County Official Records Search
Official Acclaim portal for searching Broward County recorded deeds, mortgages, liens, notices, plats and other Official Records.
- Open the Official Records portal and accept the disclaimer.
- Choose Name, Book/Page, Document Type, Instrument #, Case #, Consideration Amount, Date Recorded, Simple Search or Parcel ID.
- Search all likely name spellings and business/trust variations.
- Open the document details and verify parties, date, instrument number and property identifiers.
- Save the instrument number before ordering or discussing the record.
Broward County Public Records Search Guide
County guidance page for Official Records search coverage and copy options.
- Read the online coverage statement before assuming an older document is missing.
- Use the Official Records search link for 1978-to-present records.
- Use Search and Copy services for certified documents or older records not available online.
- Call 954-831-4000 when the page does not answer your copy question.
Recording Your Deed
Official Broward guidance for deed recording requirements, including grantor/grantee details, signatures, legal description, folio, taxes, fees and recording space.
- Review the deed-recording checklist before signing or mailing.
- Confirm grantor, grantee, witness, notary, legal description and prepared-by information.
- Check the folio/Property ID with BCPA if you do not know it.
- Use the official fee calculator before paying recording taxes and fees.
Broward Recording Fee Schedule
Official county fee page for recording charges, copy charges, certification, search fees and related costs.
- Count the number of pages in the document.
- Count indexed names beyond the first four.
- Check copy, certification, notary and staff-search fees if requesting records.
- Do not forget documentary stamp and intangible taxes where applicable.
Broward Recording Fee & Documentary Tax Calculator
Official county calculator for deed doc stamps, recording fees, mortgage tax and total estimated recording charges.
- Select the correct calculator area for deed, recording fee or total fees.
- Enter sale price or consideration for deed documentary stamps.
- Enter page count and name count for recording fees.
- Use the result as an estimate and verify unusual transactions with the Recording Section.
Broward eRecording
Official Broward guidance for submitting qualifying documents electronically through vendor channels.
- Read what eRecording means before assuming it is open to every one-time filer.
- Review the listed vendor options.
- Ask the vendor whether your document type and submitter status are accepted.
- Keep the eRecording confirmation until the document appears in Official Records.
Broward Recording Notification Service
Free county Recording Office alert service for property conveyance or encumbrance documents recorded into public records.
- Open the Recording Notification Service page.
- Register names, property identifiers or other monitored identities allowed by the service.
- Confirm your email subscription.
- If an unexpected alert arrives, pull the recorded document immediately and investigate.
Broward County Property Appraiser Search
Use BCPA first when you only know the address and need owner, folio/Property ID, sales history or parcel details.
- Search by address, owner or Property ID.
- Open the correct parcel and save the Property ID / folio.
- Review sales history to identify likely deed dates.
- Return to Official Records and search using the owner, folio, date or instrument reference.
BCPA Owner Alert
Free Property Appraiser service that alerts registered property owners when BCPA receives a recorded document changing ownership.
- Find your Property ID first if you do not know it.
- Register with your Property ID, name and contact information.
- Confirm the subscription and keep the confirmation email.
- Use this along with Broward Recording Notification Service for broader monitoring.
Broward County Recorder of Deeds Mistakes to Avoid
Mistakes That Create Problems
- Searching only one spelling of a name in Official Records.
- Starting with Official Records when all you have is an address.
- Confusing BCPA folio data with the actual recorded deed.
- Using Miami-Dade documentary surtax rules for a Broward property.
- Mailing a deed without enough recording space or correct fees.
- Assuming a recorded document proves clear title.
- Ignoring a suspicious Recording Notification Service or Owner Alert email.
- Paying a private solicitation for a deed copy before checking official county options.
Better Local Workflow
- Use BCPA to identify folio/Property ID and sales history.
- Use Official Records to open the recorded deed or lien instrument.
- Save instrument number, book/page and recording date.
- Order certification only when required.
- Use the county fee calculator before recording.
- Use eRecording only through approved vendor routes.
- Register for both RNS and BCPA Owner Alert.
- Use a title company or attorney for title validity and lien-priority questions.
What Should You Do Next?
| Your Situation | Best Next Step | Correct Office / Resource |
|---|---|---|
| You need to find a Broward deed by owner name. | Search Official Records by party name, then try spelling variations, initials, trusts, LLC names and prior owners. | Broward Official Records Search |
| You only know the property address. | Find the folio/Property ID and sales history in BCPA first, then search Official Records. | Broward County Property Appraiser → Official Records |
| You need a certified deed copy. | Identify the document number and page count, then request a certified copy through Search and Copy or the county portal. | Records, Taxes and Treasury Search and Copy |
| You need to record a new deed. | Check witness, notary, legal description, folio, documentary stamp, recording space and fee requirements before submitting. | Recording Section, Room 114 |
| You want to monitor deed fraud. | Register for Broward Recording Notification Service and BCPA Owner Alert, then investigate unexpected alerts immediately. | RNS + BCPA Owner Alert |
| You need to know whether taxes are paid. | Use the Tax Collector’s property-tax system rather than the deed-recording portal. | Broward County Tax Collector |
Broward County Recorder of Deeds FAQs
Who is the Broward County Recorder of Deeds?
Broward County deed recording is handled by the Broward County Records, Taxes and Treasury Division, Recording Section. The office records deeds and other instruments into the Official Records of Broward County, Florida.
Where do I search Broward County deeds online?
Use the Broward County Official Records Acclaim portal. The search menu includes Name, Book/Page, Document Type, Instrument Number, Case Number, Consideration Amount, Date Recorded, Simple Search and Parcel ID.
How far back does Broward County Official Records search go?
Broward public guidance describes online Official Records search coverage from January 1, 1978 to the present. The live Official Records portal also notes limited search rules for certain records from March 9, 1972 through July 7, 1977, and says documents before March 9, 1972 are not currently available on that site.
How do I find a Broward County folio number for a deed search?
Use the Broward County Property Appraiser property search. Search by property address or owner name, open the correct parcel, and save the Property ID or folio before searching Broward Official Records.
How much does it cost to record a deed in Broward County?
The base Official Records recording fee is $10 for the first page and $8.50 for each additional page. Additional indexed-name fees, documentary stamp tax, mortgage documentary stamps, intangible tax, copy fees, certification and other charges may apply depending on the document.
What is the Broward County documentary stamp tax on deeds?
For Broward County real-property deeds, Florida documentary stamp tax is generally $0.70 per $100 or fraction of $100 of taxable consideration. Taxable consideration can include money paid and certain debt or mortgage amounts, so verify unusual transfers before recording.
Can I get a Broward deed copy online?
Many available Official Records images can be viewed through the county portal. If you need an official certified copy, identify the exact document and use Broward’s Search and Copy process or county copy service.
Does Broward County offer eRecording?
Yes. Broward County provides eRecording information for secure electronic submission of eligible documents to Records, Taxes and Treasury. Some vendors may not support one-time consumer submissions, so verify vendor eligibility before opening an account.
Does Broward County have a deed fraud alert service?
Yes. Broward offers a free Recording Notification Service through the Recording Office. The Broward County Property Appraiser also offers Owner Alert for registered property owners when BCPA receives a document changing ownership.
Can the Broward Recording Office tell me if title is clear?
No. The Recording Office records and indexes documents that meet recording requirements, but it does not provide title opinions or legal advice. Use a qualified title company or Florida attorney for title clearance, lien priority, ownership disputes, probate transfers or deed validity questions.
Independent Educational Guide
County-Appraisal-District.org is an independent informational website. It is not affiliated with Broward County Records, Taxes and Treasury, the Broward County Property Appraiser, Broward County Tax Collector, Broward Clerk of Courts, Harris Recording Solutions, the Florida Department of Revenue, any title company or any law firm.
Recording acceptance, document requirements, copy fees, documentary stamp tax, intangible tax, ownership updates, title status and legal outcomes are determined by official agencies, statutes, courts and qualified professionals. This article is not legal, tax, title or financial advice.
Public property and recorded-document information should not be used for employment screening, tenant screening, credit eligibility, insurance underwriting or other regulated consumer-reporting purposes. This website is not a Consumer Reporting Agency.