A quitclaim deed transfers whatever interest the grantor has in Florida real property, with no warranty of title. It is common between family members, in divorces, and when moving property into a trust or LLC. The deed itself is simple; the reasons Florida clerks reject them are predictable.
What Florida requires on the face of the deed
- Two subscribing witnesses in addition to the notary — Florida is one of the few states that still requires witnesses on a conveyance.
- A complete notarial acknowledgment naming the state and county where it was signed.
- The name and address of the person who prepared the document.
- Grantor and grantee names with post-office addresses printed legibly beneath the signatures.
- The full legal description — not a street address or parcel number alone.
- A blank 3" x 3" space in the top-right corner of page one and 1" x 3" on each following page (F.S. 695.26).
What it costs to record
Florida recording fees are set by statute and are the same in every county: $10.00 for the first page and $8.50 for each additional page, plus $1.00 for each indexed name beyond the first four.
Documentary stamp tax is separate and is where most of the cost sits. The rate is $0.70 per $100 of consideration statewide, except in Miami-Dade County, which charges $0.60 per $100 plus a surtax on conveyances other than single-family residences.
A quitclaim between family members for no money is not automatically tax-free. If the property carries a mortgage, the outstanding balance is treated as consideration and stamp tax is due on it. There is also a minimum tax of $0.70 on a deed transferring an interest.
Step by step
- Prepare the deed with the grantor, grantee, full legal description, parcel ID, and consideration stated.
- Sign in front of a notary with two witnesses present; the witnesses sign too.
- Scan the signed deed to a single PDF at 200–300 dpi, black and white, nothing cropped.
- Calculate the documentary stamp tax on the consideration, or state the exemption.
- Submit it to the county clerk or comptroller where the property sits — electronically is fastest.
- Keep the stamped copy with the official record number; that is your proof the transfer is on record.
The mistakes that cost the most time
- Only one witness, or the notary signing as the second witness without also being named as a witness.
- The 3" x 3" corner covered by a header, logo, or return-address block.
- Stamp tax calculated on $10 nominal consideration when a mortgage balance is being assumed.
- A legal description copied from a tax bill instead of the prior recorded deed.
iRecord365 records Florida quitclaim deeds in every county — Broward, Miami-Dade, Palm Beach, Hillsborough, Orange, Duval and the rest. We check witnesses, margins, and the stamp calculation before the clerk ever sees it, and you get an itemized invoice before anything is filed.
Frequently asked questions
Does a Florida quitclaim deed need two witnesses?
Yes. Florida requires two subscribing witnesses on a deed conveying an interest in real property, in addition to the notary acknowledgment.
How much does it cost to record a quitclaim deed in Florida?
Recording is $10.00 for the first page and $8.50 for each additional page in every Florida county, plus $1.00 per indexed name over four. Documentary stamp tax of $0.70 per $100 of consideration ($0.60 in Miami-Dade, plus surtax where it applies) is charged separately.
Is documentary stamp tax owed on a gift deed?
If nothing of value changes hands and the property is unencumbered, the minimum tax applies. If the grantee takes the property subject to a mortgage, the outstanding balance counts as consideration and stamp tax is calculated on it.
How long does recording take in Florida?
An electronically submitted deed that clears review before the county's daily cutoff is usually recorded and returned the same business day. Mailed documents commonly take two to six weeks door to door.
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Nationwide e-recording with a pre-submission review that catches rejections before the county does.