Broward County · Official Records

How to Properly Record a Quitclaim Deed in Broward County

A quitclaim deed is one of the simplest ways to transfer an interest in Florida real property, but it is also one of the most frequently rejected documents at the recording counter. This guide walks you through key Florida recording requirements, Broward County's recording practices, documentary stamp tax, and common issues that can prevent a deed from being accepted into the Official Records.

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What a Quitclaim Deed Does (and Doesn't Do)

A quitclaim deed transfers whatever interest the grantor (the person giving) holds in a property to the grantee (the person receiving). Unlike a warranty deed, it makes no promise that the grantor actually owns the property or that the title is free of liens. That is why quitclaim deeds are most often used between people who already know each other: adding or removing a spouse, moving property into a family member's name, transferring a home into an LLC, or clearing up a name discrepancy in the chain of title.

A quitclaim deed does not remove a mortgage. If there is a loan on the property, the borrower remains responsible for it, and the transfer may affect the documentary stamp tax owed (explained below).

Florida Statutory Requirements for Recording

A recordable Florida deed must satisfy several execution and recording requirements, including requirements under Sections 689.01 and 695.26, Florida Statutes. In addition, the deed must adequately identify the real property being conveyed. A quitclaim deed presented for recording in Broward County should address the following:

Prepared By statement. The name and post office address of the person who prepared the deed, shown on the first page (F.S. 695.26).
Grantor and grantee names. Each person who signs must have their name legibly printed, typed, or stamped immediately beneath their signature, along with their post office address.
Grantee's post office address. The mailing address of each grantee must appear on the face of the deed.
Consideration. The deed should state the consideration for the transfer. Documentary stamp tax may be based on more than the dollar amount written on the deed; outstanding mortgages or other obligations can constitute consideration under Florida law.
Complete legal description. The full lot, block, subdivision, and plat book and page (or a metes-and-bounds description). A street address or folio number alone does not describe the land being conveyed.
Two subscribing witnesses. Florida requires two witnesses to sign the deed in the presence of the grantor (F.S. 689.01).
Witness names and addresses — required since January 1, 2024. Each witness's name and post office address must be legibly printed, typed, or stamped beneath their signature (F.S. 695.26(1)(c)).
Notary acknowledgment. The grantor's signature must be acknowledged before a notary public. Under Chapter 117, the notarial certificate must state whether the signer appeared by physical presence or online notarization, and the notary's name must be printed beneath their signature.
Broward recording stamp area. Broward County places its recording stamp (instrument number, page count, and recording date and time) in a strip across the top 1 inch of each page. Keep that area clear of text, signatures, and seals.

The 2024 witness address rule. As part of Florida's push against property fraud, the Legislature amended F.S. 695.26 so that deeds and other instruments conveying an interest in real property must include each witness's post office address. A physical address or P.O. Box is acceptable; an email address is not. Recording offices are required to reject documents that leave it out, and older deed templates downloaded from the internet often do not have a space for it.

See It on a Sample Deed

The annotated sample below shows where each required element appears on a properly prepared Broward County quitclaim deed, including the top-of-page area where Broward places its recording stamp. Click or tap the image to enlarge it and zoom in to read every line.

Annotated Broward County quitclaim deed sample showing the top-of-page recording stamp area, Prepared By statement, grantor and grantee information, consideration, legal description, two witnesses with addresses, and complete notary acknowledgment — Annotated sample only. Names, addresses, and the legal description are fictitious.

The sample highlights common recording elements, including the recording stamp area and notary acknowledgment. It is an illustration only and is not a substitute for legal advice or a deed prepared for a specific transaction.

Step-by-Step: Recording a Quitclaim Deed in Broward County

Get the current vesting deed. Pull the deed that put title into the grantor's name from the Broward County Official Records. Copy the legal description exactly as it appears there, and make sure the grantor's name matches how title is currently held.
Prepare the quitclaim deed. Include every element listed above: the Prepared By statement, grantor and grantee names with addresses, consideration, the complete legal description, the parcel identification (folio) number, signature lines for two witnesses with space for their printed names and addresses, and a notary acknowledgment.
Sign in front of two witnesses and a notary. The grantor signs while both witnesses are present. The witnesses then sign and print their names and post office addresses. The notary completes the acknowledgment and checks either physical presence or online notarization. A notary may serve as one of the two witnesses.
Calculate documentary stamp tax. Determine the consideration, including any outstanding mortgage balance, then calculate the tax at the Broward rate below.
Submit the deed for recording. In Broward County, Official Records are recorded by the County's Records, Taxes & Treasury Division rather than the Clerk of Court. You can record in person, by mail, or electronically through an approved eRecording provider. Electronic recording is authorized by the Uniform Real Property Electronic Recording Act (F.S. 695.27) and allows the deed to be submitted directly for recording without mailing the original or making a trip to the recording office.
Confirm and protect the recording. Once recorded, the deed receives an instrument number and is stamped across the top of each page with the recording date and time. Keep a copy for your files, and consider registering the property for the Broward County Property Appraiser's free Owner Alert service, which emails owners when a recorded deed changes the ownership of their property.

Documentary Stamp Tax in Broward County

Florida imposes documentary stamp tax on deeds under Chapter 201, Florida Statutes. Broward County uses the standard statewide rate:

Property Type	Rate per $100 of Consideration
All property types in Broward County	$0.70
Miami-Dade County (for comparison)	$0.60 single-family; $1.05 all other property

The tax is calculated on each $100 of consideration, or any fraction of $100. A deed reciting $10.00 in consideration owes the minimum of $0.70. (Recording in Miami-Dade instead? See our Miami-Dade quitclaim deed guide for its different rates.) Recording in Tampa Bay? See our Hillsborough County quitclaim deed guide. Recording in Palm Beach County? See our Palm Beach County quitclaim deed guide. However, consideration is not always the number written on the deed. If the property is subject to a mortgage, the Florida Department of Revenue generally treats the outstanding mortgage balance as consideration, even on a quitclaim between family members. Certain transfers, such as some deeds between spouses or into a revocable trust, may qualify for special treatment. When in doubt, check with the Department of Revenue or a Florida attorney before recording.

Broward County Recording Fees

Recording fees are set by F.S. 28.24 and are the same across Florida: $10.00 for the first page and $8.50 for each additional page. The first four names indexed are included; each additional name is $1.00. A typical one-page quitclaim deed with nominal consideration costs $10.00 to record plus $0.70 in documentary stamp tax.

Common Reasons Quitclaim Deeds Get Rejected

Witness post office addresses missing beneath the witness signatures.
Only one witness, or witness names not printed beneath their signatures.
No Prepared By name and address on the first page.
Grantee's post office address missing.
Notary certificate missing the physical presence or online notarization selection, or the notary's printed name.
Text, signatures, or seals placed in the top 1 inch of the page where Broward places its recording stamp.
Documentary stamp tax underpaid, often because an outstanding mortgage was not counted as consideration.
Legal description incomplete, abbreviated, or replaced with a street address only.

Record a Quitclaim Deed Anywhere in Broward County

Quitclaim deeds affecting real property in Broward County are recorded in the County's Official Records rather than separately with individual city governments.

Swift-E can electronically submit eligible quitclaim deeds for properties in communities including Fort Lauderdale, Hollywood, Pembroke Pines, Coral Springs, Miramar, Pompano Beach, Davie, Plantation, Sunrise, Deerfield Beach, Weston, Lauderhill, Tamarac, Margate, Coconut Creek, Oakland Park, Hallandale Beach, Dania Beach, Cooper City, Parkland, and other municipalities throughout Broward County.

Swift-E can also submit eligible deeds affecting property in unincorporated Broward County.

Recording other documents from a closing? See which Florida real estate closing documents can be eRecorded.

Record Your Broward Quitclaim Deed

Frequently Asked Questions

Does a quitclaim deed need to be recorded to be valid?

A deed can be valid between the parties once it is signed and delivered, but recording gives public notice of the transfer and protects the grantee against later claims. Unrecorded deeds are a common source of title problems.

Can the notary also be a witness?

Yes. In Florida, the notary may act as one of the two subscribing witnesses. A second, separate witness is still required, and both witnesses must have their names and post office addresses printed beneath their signatures.

Can I use a P.O. Box for a witness address?

Yes. F.S. 695.26 requires a post office address, which can be a street mailing address or a P.O. Box. An email address does not satisfy the requirement.

How long does recording take?

Based on recent Swift-E submissions, Broward County recordings are typically completed in approximately 1 business day. Actual processing time varies with County workload, document quality, weekends, holidays, and whether a submission requires correction.

Record Your Quitclaim Deed Electronically with Swift-E

Swift-E Recording Services is an eRecording platform serving Broward County. Upload your signed and notarized deed, and we submit it directly to the Broward County Records Division, calculate the recording fees and documentary stamp tax, and return your recorded document with its book and page.

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This page is for general information only and is not legal or tax advice. Swift-E Recording Services is not a law firm. Statutes, rates, and County recording procedures can change; consult a Florida attorney or the Florida Department of Revenue about your specific transfer.