Broward County Recorder: Deeds, Official Records, Recording Fees, Copies & Property Fraud Alerts
The office most people call the Broward County Recorder is the Broward County Records, Taxes and Treasury Division. It records documents into Broward County’s Official Records, including deeds, mortgages, court judgments, declarations of domicile, domestic partnerships, liens, releases, notices and other land-record documents.
This guide explains how to search Broward County official records, how to record a deed, how fees and documentary stamp tax work, how to request copies, and when to contact the Property Appraiser, Tax Collector, Value Adjustment Board or a title professional instead of the recording office.
Who Is the Broward County Recorder?
Broward County does not use a separate “Recorder of Deeds” branding the way some states do. The practical recording office is the Broward County Records, Taxes and Treasury Division, also called RTT. RTT records documents into the county’s Official Records and maintains the searchable official-records system.
Use RTT for Deeds and Official Records
Contact the Recording Office when you need to search or record deeds, mortgages, liens, satisfactions, judgments, declarations of domicile, domestic partnerships, plats or other recorded documents.
Main office: 115 S. Andrews Ave, Room 114, Fort Lauderdale.
Use the Property Appraiser for Ownership and Values
The Broward County Property Appraiser uses recorded deeds to update ownership and tax-roll records, but it does not record deeds. Use BCPA for property search, folio information, exemptions, assessed value and Owner Alert.
Main property line: 954-357-6830.
Use the Tax Collector for Bills and Payments
If your question is about paying property taxes, tax notices, delinquency, receipts or tax certificate issues, the recorder search will not solve it. Use the Broward County Tax Collector for tax bill and payment matters.
Common tax office phone: 954-357-6200.
How to Search Broward County Deeds and Official Records
Broward’s Official Records search lets users search by several methods, including name, book/page, document type, instrument number, case number, consideration amount, recorded date, simple search and parcel ID. The county advises users to search all possible spelling variations of proper names.
Open the Broward Official Records Search
Start with the county’s Official Records site, not a paid deed-copy advertisement. Read the disclaimer because Broward states that users are responsible for assessing the accuracy and reliability of search results.
Choose the Right Search Type
If you know a person or business name, use Name search. If you know the folio or parcel ID, use Parcel ID search. If you already have a citation from an old deed, use Book/Page or Instrument Number search.
Search Name Variations
Broward specifically advises searching all possible spelling variations of proper names. Try last name only, business name without punctuation, trust names, initials, prior owner names and common abbreviation variants.
Check the Record Date Range
Broward’s help page says the online records search covers a comprehensive listing of documents recorded from January 1, 1978 to the present. The search system also states that plats and maps are searchable regardless of record date, while older official-record documents have more limited online search methods.
Open the Document Details Before Ordering a Copy
Confirm the document type, names, record date, book/page or instrument number before paying for copies. A mortgage, satisfaction, lien or judgment is not the same as a deed, so do not rely on the first result without checking the document type.
Use Search and Copy Services for Older or Certified Records
Broward’s help page directs users to Search and Copy Services for certified documents and for regular copies of pre-1978 documents that are not available online.
What Broward Official Records Search Results Usually Mean
A recorder search result can look official but still be easy to misread. Use this decoder before you conclude that ownership changed, a mortgage was released, a lien is valid, or a deed is fraudulent.
| Field / Item | What It Helps You Understand | Common Mistake | Best Follow-Up |
|---|---|---|---|
| Instrument / CFN | Unique recorded-document identifier used to locate and order a specific record. | Confusing it with the folio or parcel number. | Use it when ordering a copy or checking recording status. |
| Book and Page | Older-style record citation often found in deeds, mortgages and title documents. | Searching book/page in the wrong book type or date range. | Use Book/Page search if the exact citation is known. |
| Grantor / Grantee | Parties giving and receiving an interest in the document. | Assuming every grantor/grantee result is a sale deed. | Check document type and consideration before drawing conclusions. |
| Document Type | Shows whether the record is a deed, mortgage, lien, satisfaction, judgment, notice or other document. | Treating a mortgage or lien as proof of ownership transfer. | Open the details and copy before relying on the record. |
| Parcel ID / Folio | Connects the record to the property appraiser/tax-roll property identifier when available. | Using a mailing address instead of the folio when address search fails. | Confirm the folio on the BCPA property search. |
| Record Date | Shows when the document was recorded in official records. | Assuming record date is the same as signing date or closing date. | Review the document image for execution date and notary details. |
How to Record a Deed or Real-Property Document in Broward County
Broward County records prepared documents into Official Records. The recording office does not create a deed for you, determine whether your transfer is legally correct, or replace the need for legal/title advice.
Before You Submit a Document
- Confirm the property is in Broward County.
- Use the correct legal description and folio/parcel information when required.
- Make sure the deed or instrument is signed and notarized where required.
- Calculate recording fees based on pages and names.
- Calculate documentary stamp tax when a taxable transfer or mortgage is involved.
- Include a recording transmittal or clear cover letter if mailing documents.
Common Broward Recording Problems
- Wrong office: sending a deed issue to the Property Appraiser instead of RTT.
- Wrong tax: underpaying Florida documentary stamp tax.
- Wrong search: using only one spelling of a person or business name.
- Wrong proof: treating an index result as a title opinion.
- Wrong copy: ordering a regular copy when a certified copy is required.
- Wrong expectation: assuming eRecording is available to every one-time homeowner.
Broward County Recording Fees and Florida Documentary Stamp Tax
Recording cost depends on the document type, page count, number of indexed names and whether documentary stamp tax or intangible tax applies. Always use Broward’s official fee schedule or calculator before mailing documents.
| Fee / Tax Item | Common Amount | When It Applies | Practical Note |
|---|---|---|---|
| Recording first page | $10.00 | For recording into Official Records. | Applies to many standard instruments. |
| Each additional page | $8.50 | For each page after the first page. | Count all pages before calculating payment. |
| Name indexing | First four names included; $1.00 per additional name | When an instrument contains more than four names to index. | Business names, trusts and multiple owners can increase indexing cost. |
| Deed documentary stamp tax | $0.70 per $100, or portion of $100, of consideration | For deeds and other documents transferring Florida real property outside Miami-Dade County. | Broward is outside Miami-Dade, so the general non-Miami-Dade rate applies. |
| Notes and written obligations | $0.35 per $100, or portion of $100 | For certain promissory notes and written obligations to pay money. | Florida DOR says notes have a cap; mortgages and recorded liens have separate treatment. |
| Official record copy | Often $1.00 per page | When Search and Copy provides official-record copies. | Viewable images may be free online, but official copies and certified copies have fees. |
| Certification | Often $2.00 per document | When a certified copy is required. | Confirm current official fee before ordering, especially for special record types. |
Broward Recording Fee and Deed Doc Stamp Estimator
This educational tool estimates common costs only. It is not an official invoice, tax determination or legal opinion. Use Broward’s official calculator for final filing numbers.
Formula used: $10 first page + $8.50 each additional page + $1 per indexed name over four + deed documentary stamp tax at $0.70 per $100 or portion of $100 of consideration + optional copy/certification estimate.
How to Get Copies or Submit Documents Electronically
Broward’s Official Records system supports online searching and online orders for some documents. eRecording is available through approved vendors and is most useful for title companies, law firms, lenders and professional submitters.
Regular Copy
Use a regular copy when you only need to review or keep a document for personal records. If the image is viewable online, check whether you can view it before ordering a paid copy.
Certified Copy
Use a certified copy when another agency, lender, court, title company or official process requires proof that the copy is an official record. Certified copies generally cost more than regular copies.
eRecording
Broward says eRecording is secure online submission of documents to Records, Taxes and Treasury for recording in Official Records. Check the county’s vendor list before assuming your one-time document can be submitted directly.
Broward Recording Notification Service vs BCPA Owner Alert
Broward property owners should consider using both alert systems. They are related but not identical: one is tied to documents recorded in public records, and the other is tied to ownership-change information received by the Property Appraiser.
| Alert Tool | Who Runs It | What It Watches | Important Limit |
|---|---|---|---|
| Recording Notification Service | Broward County Records, Taxes and Treasury / Recording Office | Names and property identification numbers connected with documents recorded into public records. | It cannot prevent unauthorized recording; it alerts you after a monitored document is recorded. |
| Owner Alert | Broward County Property Appraiser | Change-of-ownership information received by BCPA after deeds are recorded and provided to its office. | BCPA says it has no legal authority to determine whether a deed is fraudulent. |
| Law enforcement / attorney | City police agency, title attorney or court process | Fraud response, quiet title, legal ownership disputes or criminal reports. | Alerts are monitoring tools, not legal remedies. |
Broward Recorder vs Property Appraiser vs Tax Collector vs VAB
Broward County property tasks cross several offices. Use this table to avoid filing with the wrong department.
| Your Task | Correct Office | Why | Fast Tip |
|---|---|---|---|
| Record a deed, mortgage, lien, satisfaction, judgment or notice. | Records, Taxes and Treasury Recording Office | RTT records documents into Broward County Official Records. | Use Room 114 or approved eRecording vendors. |
| Search for recorded deeds and mortgages. | Official Records Search / Search and Copy | The recorder system indexes recorded documents. | Search by name, parcel ID, book/page, instrument number or date. |
| Find owner name, folio, property value or homestead information. | Broward County Property Appraiser | BCPA maintains property tax-roll and valuation records. | Use BCPA property search and Owner Alert. |
| Pay property taxes or print a tax bill. | Broward County Tax Collector | The Tax Collector handles property-tax billing and collection. | Use tax collector tools, not the recorder index. |
| Challenge assessed value, classification or exemption denial. | Value Adjustment Board | RTT provides administrative support to the VAB, which handles property-tax disputes with the Property Appraiser. | Use VAB petition procedures and deadlines. |
| Ask whether a deed is valid or title is clear. | Title company / attorney | The recorder records documents but does not provide legal title opinions. | Do not rely only on a recorder index for title decisions. |
Broward County Recording Office Address, Phone, Email and Directions
The Broward County Recording Office is inside the Broward County Governmental Center in downtown Fort Lauderdale. Bring the document, parcel/folio details, party names, payment and any transmittal information needed for your specific request.
Broward County Records, Taxes and Treasury — Recording Office
Address:
115 S. Andrews Ave, Room 114
Fort Lauderdale, FL 33301
Phone: 954-831-4000 or 3-1-1
Email: records@broward.org
Hours listed by Broward: 8:30 a.m. to 5:00 p.m.
Important note: Broward states that no vehicle, vessel or mobile home registration services are provided at this location.
Open Recording Office Map ↗Official Broward Recorder Links and What to Do After Opening Them
Use these official resources before paying a third-party deed-copy service or mailing a document. Each link includes a practical micro-guide.
Broward Records, Taxes and Treasury
Official Broward County division page for recording, official records, tax deed auctions, VAB support and division contact information.
- Open the Records, Taxes and Treasury page.
- Confirm the Recording Office address, phone, room number and hours.
- Use the Important Links section for Official Records, Recording Notification Service, tax deed auctions or VAB petitions.
- Do not use this page for vehicle, vessel or mobile home registration services.
Broward Official Records Search
Official search portal for deeds, mortgages, liens, judgments, declarations and other recorded documents.
- Read the county disclaimer and search limitations.
- Choose Name, Book/Page, Document Type, Instrument Number, Case Number, Date Recorded, Simple Search or Parcel ID.
- Search all possible spelling variations of proper names.
- Open the correct result and save the instrument/CFN, book/page, record date and document type.
- Order a copy only after confirming you found the right document.
Recording Fee & Documentary Tax Calculator
Official Broward calculator for recording fees, deed documentary stamps, mortgage/related calculations and total estimates.
- Select whether you are calculating deed doc stamps, recording fee or total fees.
- Enter the number of pages and names exactly as the document will be indexed.
- Enter consideration or sale price if the deed is taxable.
- Use the result as a planning estimate and verify final payment rules before submitting.
Recording Requirements / Record a Deed
Official Broward guidance for recording deeds and checking requirements before submission.
- Open the recording requirements page.
- Review page count, indexing, legal description, payment and documentary stamp tax guidance.
- Download any required recording transmittal or supporting forms.
- Use a title company or attorney if the deed itself needs to be drafted or corrected.
Search and Copy Services
Official path for certified documents and for regular copies of records not available through the online search.
- Open the Search and Copy Services page.
- Gather instrument number, book/page, party names, record date and document type before requesting help.
- Choose regular or certified copy based on what the receiving office requires.
- Confirm current copy, certification, search and delivery fees before ordering.
eRecording Information
Official Broward page explaining secure electronic recording and approved eRecording vendors.
- Open the eRecording page.
- Review whether your organization can submit through an approved vendor.
- Compare vendor contact information and requirements.
- Do not assume a one-time homeowner can eRecord without using an approved pathway.
Recording Notification Service
Free Broward Recording Office email alert service for monitored names and property identification numbers.
- Open the Recording Notification Service page.
- Register the owner name and property identification number exactly as records show them.
- Watch for email alerts when a monitored document is recorded.
- Remember the service alerts you after recording; it does not block unauthorized documents.
BCPA Owner Alert
Official Broward County Property Appraiser ownership-change alert service for Broward property owners.
- Open the Owner Alert page.
- Enter your name, Property ID number and email address.
- Use the Property ID lookup link if you do not know your folio/property ID.
- Add text notifications if you are already registered and want SMS alerts.
- If an alert looks fraudulent, contact law enforcement in the city where the property is located and seek legal guidance.
Florida Department of Revenue — Documentary Stamp Tax
Official statewide tax guidance for deeds, mortgages, notes, consideration, exemptions and late tax rules.
- Open the Florida documentary stamp tax page.
- Read the deed section if your document transfers Florida real property.
- Use the non-Miami-Dade rate for Broward County deed calculations unless a specific exception applies.
- Review examples before recording spouse, trust, estate, business or mortgage-related transfers.
Common Broward County Recorder Mistakes
Mistakes That Waste Time
- Searching only one spelling of a name when Broward recommends checking variations.
- Assuming a recorded deed means no title defects exist.
- Ordering an expensive third-party deed copy before checking official records.
- Using the recorder search to answer property-tax valuation or tax-bill questions.
- Missing documentary stamp tax when a deed or mortgage is taxable.
- Ignoring BCPA Owner Alert after signing up for Recording Notification Service, or vice versa.
Better Broward Workflow
- Use Official Records first for deeds, mortgages and liens.
- Use BCPA property search to confirm folio, owner and property appraiser data.
- Use the Tax Collector for tax bill and payment questions.
- Use the official Broward fee calculator before sending payment.
- Save instrument number, book/page, record date and document type.
- Use a title company or attorney for legal title questions.
What Should You Do Next?
| Your Situation | Best Next Step | Use This Office / Tool |
|---|---|---|
| You need to find a Broward deed, mortgage, lien or satisfaction. | Search Official Records by name, instrument number, book/page, document type, date or parcel ID. | Official Records Search |
| You need a certified copy of a recorded deed. | Find the correct document first, then use online ordering or Search and Copy Services. | Search and Copy / Online Orders |
| You need to record a new deed. | Have the deed prepared correctly, calculate fees and taxes, then submit to the Recording Office or eRecording vendor. | RTT Recording Office |
| You think a fraudulent deed was recorded. | Save the recorded document, sign up for both alert services, contact local law enforcement and speak with a Florida attorney. | RNS + BCPA Owner Alert + Legal Help |
| You need value, exemption or owner/tax-roll data. | Search the Broward County Property Appraiser site by address, owner or folio. | BCPA Property Search |
| You need to pay property taxes or check a tax bill. | Use Broward County Tax Collector property-tax tools. | Tax Collector |
Broward County Recorder FAQs
Who is the Broward County Recorder?
The office most people call the Broward County Recorder is the Broward County Records, Taxes and Treasury Division. It is the statutory repository for Broward County Official Records and records documents into the county’s official land records.
Where is the Broward County Recording Office located?
The Recording Office is at 115 S. Andrews Ave, Room 114, Broward County Governmental Center, Fort Lauderdale, FL 33301. The main phone number is 954-831-4000, and Broward lists office hours as 8:30 a.m. to 5:00 p.m.
How do I search Broward County deed records?
Open the Broward Official Records search and choose the search method that matches what you know: name, book/page, document type, instrument number, case number, date recorded, simple search or parcel ID. Search name variations because Broward advises users to check all possible spelling variations of proper names.
How far back does Broward Official Records online search go?
Broward’s help page says the online search provides a comprehensive listing of documents recorded from January 1, 1978 to the present. The search system also says all plats and maps are searchable regardless of record date, while some 1972–1977 records have limited search options and earlier documents are not currently available through that online system.
How much does it cost to record a document in Broward County?
The common recording fee is $10 for the first page and $8.50 for each additional page. Indexing for four names is included, and each additional indexed name over four is commonly $1. Documentary stamp tax, intangible tax, copy fees or certification fees may also apply.
What is the Broward deed documentary stamp tax rate?
For Florida counties other than Miami-Dade, Florida DOR states that documentary stamp tax on deeds and other documents transferring Florida real property is generally $0.70 per $100, or portion of $100, of consideration. Broward County is outside Miami-Dade, so this general non-Miami-Dade rate is the usual starting point.
Can the Broward Recorder tell me if my title is clear?
No. The recorder records and indexes documents, but it does not provide legal advice or clear-title opinions. A title company or Florida real-estate attorney should review title, legal sufficiency, fraud claims, probate issues, divorce transfers and deed disputes.
Can I get a certified copy of a Broward deed online?
Some certified copies can be ordered through Broward’s Official Records online ordering process when the document is available in the system. For older records or documents not available online, use Broward Search and Copy Services.
What is Broward Recording Notification Service?
The Recording Notification Service is a free Broward Recording Office alert system that can email registered users when a monitored name or property identification number appears in recorded public records. It cannot stop recording, but it helps owners review suspicious activity quickly.
Is BCPA Owner Alert the same as Broward Recording Notification Service?
No. Recording Notification Service is tied to Broward recorded documents. BCPA Owner Alert is offered by the Broward County Property Appraiser and notifies property owners when ownership-change information is received by BCPA. Broward recommends property owners use both services.
Independent Educational Guide
County-Appraisal-District.org is an independent informational website and is not affiliated with Broward County Government, the Broward County Records, Taxes and Treasury Division, Broward County Property Appraiser, Broward County Tax Collector, Broward County Clerk of Courts, Florida Department of Revenue or any title company.
This page is not legal advice, tax advice, title advice or a substitute for a title search. Recording acceptance, copy availability, document sufficiency, documentary stamp tax, ownership updates, fraud response and title remedies are determined by the responsible official offices, Florida law and qualified professionals.
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.