Florida Quitclaim Deed: Step-by-Step Guide (with Free Form Generator)
A Florida quitclaim deed transfers whatever interest the grantor has in real property to another party without warranting the quality of that interest. It's the right tool for transfers between family members, into or out of a trust or LLC, after a divorce, or to clear minor title defects. This guide walks through Florida's state-specific requirements - witnesses, transfer tax, recording office, and the practical gotchas - and gives you a free interactive form builder at the bottom.
The biggest Florida-specific thing to know
Florida requirements at a glance
| Subscribing witnesses | 2 subscribing witnesses required (Two subscribing witnesses required per Fla. Stat. § 689.01, in addition to the notary.) |
|---|---|
| Notarization | Required (notary acknowledgment block on the deed) |
| Transfer / documentary tax | $0.70 per $100 of consideration ($0.60 in Miami-Dade for single-family); $0.70 minimum even for "love and affection" transfers |
| Recording office | Clerk of the Circuit Court in the county where the property is located |
| Recording fee | $10; $8.50 for each additional page |
| Top margin (page 1) | 3 inches per Fla. Stat. § 695.26 |
| Notarization method | Remote Online Notarization (RON) available, or in-person |
Witnesses + notarization
Florida permits Remote Online Notarization (RON), so the entire signing + notarization can happen via video from anywhere - no need to leave your home.
For witness logistics: the grantor must sign in the physical presence of both witnesses and the notary at the same time. Mailing the deed around for separate signatures is generally not valid.
Transfer / documentary tax
$0.70 per $100 of consideration ($0.60 in Miami-Dade for single-family); $0.70 minimum even for "love and affection" transfers. Even when no money changes hands - "love and affection" transfers between family, transfers into a trust, etc. - some states still charge a minimum tax. Always check the actual amount with the recording office before filing.
Recording
Once the deed is signed and notarized, you take it (along with any required forms and the recording fee) to the Clerk of the Circuit Court in the county where the property is located. The clerk stamps it with a recording number and date and adds it to the public record. From that moment, the world is on notice that title has transferred. Expect to pay roughly $10 for the first page, plus $8.50 for each additional page.
Florida homestead protections
Florida's homestead law (Fla. Const. art. X, § 4) gives surviving spouses and minor children specific protections that override the homeowner's intent in many cases. Homestead property cannot be conveyed by deed without the joinder of the owner's spouse if married, and certain transfers that disinherit a minor child are voidable. If the property is or might be the family homestead and you're transferring to anyone other than your spouse, talk to a Florida real estate attorney first.
Common mistakes
- Only one witness, or the notary signing as one of the two witnesses. Some counties accept it; many don't. Safest is two separate witnesses plus the notary.
- Missing the 3-inch top margin. Florida requires a 3-inch top margin on page 1 (Fla. Stat. § 695.26(1)(e)) for the recorder's stamp. Browser default 1-inch print margins cause rejection.
- Forgetting the doc stamp. Even nominal "love and affection" transfers owe the $0.70 minimum.
- Wrong legal description. Use the legal description verbatim from your existing recorded deed - street address alone is not sufficient.
- Not updating the property appraiser. Recording transfers legal title but the county appraiser needs a separate notification to update tax records and homestead status.
When NOT to use a Florida quitclaim
- You're selling to a stranger. A quitclaim gives the buyer no chain-of-title protection. Use a warranty deed (or in some states, a special warranty / grant deed) for arm's-length sales. See our comparison.
- There's an existing mortgage with a due-on-sale clause. Most modern mortgages let the lender call the loan when title transfers. Talk to the lender first.
- Title is contested or there's a dispute among co-owners. A quitclaim doesn't resolve disputes - it can paper over them and create future problems. Resolve the underlying dispute first.
- You're not sure you actually own the interest you're conveying. A quitclaim transfers "whatever you have" - if that's nothing, the grantee gets nothing.
Two ways to do this
Have us handle the whole thing
$199 flat. We draft the Florida-compliant deed, arrange a video notary or in-person mobile notary, file with your county recorder, and email you the recorded copy. Typically 24-72 hours end-to-end.
Start with ClosingDeskOr use the free generator below
Fill in the fields and download a Florida-compliant quitclaim deed PDF. You handle the witnesses + notary and county recording yourself. Free, no email required.
Use the free generator ↓If your goal is estate planning - "I want this property to go to my kids when I die" - Florida's Lady Bird deed (enhanced life estate deed) is usually a better tool than a quitclaim. You retain full control during your lifetime; the property transfers automatically on your death without probate.
Free Florida Quitclaim Deed generator
Fill in the fields below and we'll generate a Florida-compliant quitclaim deed PDF you can print, sign in front of 2 witnesses and a notary, and take to the Clerk of the Circuit Court for recording. Free, no email required.
This guide and the generated form are general information about Florida deed law, not legal advice. ClosingDesk is a workflow automation service, not a law firm. Florida-specific issues can have material legal and tax consequences if mishandled. If your situation has any complexity (existing mortgage, contested ownership, divorce in progress, tax planning concerns, parent-child transfers in states with reassessment rules), consult a licensed Florida real estate attorney before transferring title.