Florida Real Estate Law • Title Resolution • Cash Home Buyers
Florida Property Liens — How to Clear Your Title and Sell Fast & Legally
A property lien in Florida can freeze your sale, block refinancing, or delay foreclosure relief. This complete guide explains Florida lien laws, timelines, and payoff strategies — and shows how FL Home Buyers helps owners remove, bond-off, or negotiate liens before closing with licensed title professionals.
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What Is a Property Lien in Florida?
A property lien is a public legal claim recorded against real estate to secure payment for a debt, judgment, or service rendered. Until the lien is satisfied, released, or transferred, it creates a cloud on title — blocking refinance, sale, or ownership transfer through a licensed Florida title company or closing agent.
Under Florida Statutes Chapters 55, 197, 713, 718, and 720, liens can arise from taxes, construction disputes, HOA fees, or court judgments. Each must be resolved before title can legally convey free and clear.
In plain terms — a lien freezes your title until the obligation behind it is cleared. Learn how voluntary and involuntary liens affect property sales in Florida.
Voluntary Liens
Created by agreement between the property owner and a lender or creditor — examples include mortgages, HELOCs, and purchase-money loans. These encumbrances are intentional and follow a lawful repayment and release process.
- Recorded in public records at closing through a licensed title agent.
- Priority determined by the recording date.
- Released once a Satisfaction of Mortgage is filed in county records.
Involuntary Liens
Filed without owner consent — imposed by statute, judgment, or municipal enforcement. These secure unpaid obligations like taxes, contractor claims, HOA dues, or code fines and may trigger foreclosure if ignored.
- Attach automatically once debt becomes delinquent.
- Remain active until paid, bonded, or judicially released.
- Commonly discovered during title search, delaying closings.
Serving homeowners across Palm Beach, Broward, Lee, Sarasota & Manatee Counties.
Types of Property Liens in Florida Real Estate
Florida liens differ by origin, statute, and enforcement procedure. Each type carries unique priority, duration, and release requirements under state law. Below is a structured guide to the most common liens affecting Florida homeowners, investors, and title professionals.
In short — every lien tells a story: a debt, a deadline, or a dispute. Knowing the type determines how to remove it, negotiate it, or transfer it off title.
When Florida property taxes remain unpaid after April 1st, the county issues a Tax Lien Certificate. Investors may purchase these and earn up to 18% interest until paid. After two years, the holder can request a Tax Deed Sale to recover delinquent taxes.
- Super-priority: outranks all mortgages and HOA claims.
- Must be cleared before sale, refinance, or title transfer.
- Handled by the County Tax Collector and Clerk of Court.
Contractors and suppliers may record a Claim of Lien within 90 days of last work and serve a Notice to Owner within 45 days of starting. Missing either step voids lien rights.
- Expires after 1 year unless foreclosed or bonded off.
- Can be transferred to bond to clear title for sale or refinance.
- Strict statutory deadlines — late filings unenforceable.
Creditors with a court judgment may record it with the Florida Department of State and the County Clerk, creating a lien on non-homestead property for 10 years (renewable once).
- Homestead property is protected under Article X §4 of the Florida Constitution.
- Primarily affects investment and rental homes.
- Released by recording a Satisfaction of Judgment.
Associations may record liens for unpaid assessments or legal fees. These can trigger independent foreclosure even if a mortgage exists, when notices are served properly.
- Subordinate to tax liens and first mortgages.
- A Notice of Contest of Lien forces filing within 90 days.
- Often found during title search, delaying closings.
The IRS may file a Federal Tax Lien for unpaid taxes. Florida’s homestead laws limit forced sale, but federal claims can attach to sale proceeds and investments.
- Filed with both County Recorder and U.S. District Court.
- May be released or subordinated via IRS Form 12277.
- Usually resolved before closing.
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How Liens Impact Selling a Home in Florida
A recorded lien creates a cloud on title — and a Florida title company cannot issue title insurance until every claim is paid, released, subordinated, or legally removed. The scenarios below explain why deals stall and how to close fast and compliantly.
County tax certificates have super-priority over mortgages and association claims. If unpaid, a Tax Deed Sale can be scheduled, blocking conventional title insurance and lender funding.
- Impact: Title cannot insure; escrow cannot disburse; lender conditions fail.
- Resolution Path: Redeem the certificate in full or escrow for payoff at closing.
- Speed Tip: Obtain official payoff from the Tax Collector and confirm interest-through date.
Same-day payoff verification and title coordination available.
A recorded judgment attaches to non-homestead real estate and appears on title commitments, causing underwriters to suspend policies until a Satisfaction of Judgment is recorded. Homestead property is protected, but proceeds may still require documentation.
- Impact: Loan docs and CD cannot finalize; buyer financing at risk.
- Resolution Path: Negotiate payoff, record Satisfaction, document homestead status if applicable.
- Speed Tip: Confirm docket number, case style, and recording reference to prevent mis-indexing.
Contractor liens invalidate title commitments until released. If the Notice to Owner or Claim of Lien deadlines were missed, owners can challenge validity or transfer to bond for immediate title clearance.
- Impact: Underwriter exception blocks issuance; buyer/bank pause funding.
- Resolution Path: Transfer lien to bond; litigate separately post-closing.
- Speed Tip: File Notice of Contest to force suit in 60–90 days or extinguish stale liens.
We coordinate bond transfers with county clerks and surety providers.
Associations record liens for unpaid dues and may foreclose independently. Title requires estoppel letters and payoffs before insurance is issued.
- Impact: Closings paused; per-diem fees accrue daily.
- Resolution Path: Order estoppel; negotiate balance; pay via escrow.
- Speed Tip: Request rush estoppel and confirm ledger dates before closing.
Federal tax liens attach to real property and proceeds. Title requires a Certificate of Discharge or Subordination (IRS Form 14135 / 12277) to clear exceptions.
- Impact: Title exception blocks funding; proceeds escrowed.
- Resolution Path: Request subordination or partial discharge early in escrow.
- Speed Tip: Include contract, HUD/CD draft, and valuation docs with IRS submission.
Code enforcement fines and utilities may seem minor but stop title insurance until paid and released.
- Impact: Even $200 liens suspend funding; penalties compound daily.
- Resolution Path: Request payoff; pay via escrow; confirm release recordation.
- Speed Tip: Ask about lien amnesty or reduction programs before payment.
How to Clear Liens in Florida — Step-by-Step Guide
Clearing a lien in Florida takes more than just payment. It must be legally satisfied, recorded, and released in county public records. Skipping any filing step leaves your title clouded and blocks refinancing or sale.
Request a written payoff or Certificate of Lien from the lienholder or Clerk of Court to confirm the total owed — including accrued interest and fees — to prevent payoff disputes at closing.
- Use certified mail or the official clerk portal.
- Confirm the daily interest rate for judgment or tax liens.
Expired or low-priority liens often qualify for a discounted payoff. Title attorneys and firms like FL Home Buyers routinely negotiate short payoffs or dismissals to restore marketable title.
- Judgment liens older than 10 years may lapse (F.S. 55.081).
- Construction liens void if statutory deadlines missed.
To close quickly, transfer the lien to a bond — removing it from the property while preserving the dispute. The sale proceeds while the bond satisfies the creditor’s claim.
- Filed through the Clerk of Court with cash or surety bond.
- Effective within 24–48 hours of submission.
A Notice of Contest of Lien (F.S. 713.22) forces the lienholder to file suit within 60–90 days or lose enforcement rights — the fastest statutory remedy for invalid or stale liens.
- Filed with the clerk in the county of record.
- Triggers automatic cancellation if no action taken.
Once paid, the lienholder must record a Satisfaction of Lien within 30 days (F.S. 713.21). Until recorded, the lien remains active and visible to title insurers.
- Verify legal description and book/page indexing.
- Keep a certified copy for future sale or refinance.
Licensed Florida title agents coordinate payoff verification, release recording, and issue clear title. FL Home Buyers partners with vetted title companies for lien-free closings statewide.
- Funds and satisfactions processed through escrow.
- Final Owner’s Policy guarantees lien-free ownership.
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We Buy Florida Houses with Liens, Judgments & Back Taxes
Stuck with liens or title issues? FL Home Buyers closes fast — paying cash for homes as-is while clearing title through licensed Florida partners. No commissions. No legal fees. No lender delays.
One Call. One Closing. No Surprises.
We coordinate directly with Florida title companies and attorneys to clear liens, judgments, code violations, and back taxes before closing. From IRS liens to HOA balances — everything handled in-house so you close clean and paid.
- No repairs, clean-up, or showings required
- Cash offers within 24 hours · Close in 7–10 days
- We cover all title, legal, and closing costs
- We negotiate directly with lienholders
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Florida Lien FAQs & Quick Solutions
Tap a topic below to learn how to resolve, bond off, or contest property liens in Florida — concise, verified, and actionable.
Identify Lien Types in Florida
Can I Sell a Property with a Lien?
How Long Does a Judgment Lien Last?
Do Homestead Protections Apply?
Fastest Way to Clear a Lien
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