I own a home in Florida
Homestead exemption, property taxes, assessments, deeds, and hurricane damage.
FLORIDA GUIDE
Life in Florida comes
with its own rules.
Know what comes next.
From homestead exemptions and property taxes to court records, hurricanes, and starting a business, CountyOffices gives you clear Florida-specific guidance for the things that matter.
Reviewed against official Florida government sources • Updated as laws and requirements change
What brings you here today?
I own a home in Florida
Owning a home in Florida comes with a few things to stay on top of every year. File for your homestead exemption by March 1 the year after you move in - it's not automatic, and it's worth $400 to $1,000+ annually plus the Save Our Homes assessment cap. Your county Property Appraiser mails a Notice of Proposed Property Taxes (TRIM notice) every August; that's your window to appeal if the assessed value looks wrong. Deeds, easements, and liens on your property are recorded with the Clerk of Court, searchable in most counties' official records online. And because Florida is hurricane-prone, keep your homeowner's insurance current and photograph your property each spring - documentation before a storm makes FEMA and insurance claims far easier after one.
Sources: county Property Appraiser offices, Fla. Stat. Ch. 193, 196
I'm buying or selling property
Closings, title searches, documents, documentary stamp tax, flood zones, and property records.
I'm buying or selling property
Florida closings typically go through a title company rather than a real estate attorney's office alone, though many buyers use one anyway. The documentary stamp tax on the deed is $0.70 per $100 of the sale price in every county except Miami-Dade, where it's $0.60 on single-family sales; a $400,000 sale carries a $2,800 stamp tax, customarily paid by the seller. If you're financing, expect an additional $0.35 per $100 stamp tax on the mortgage, usually a buyer cost. Before closing, a title search at the Clerk of Court's official records confirms there are no outstanding liens. Flood zone status matters here more than most states - check your parcel on FEMA's flood map before you buy, since it affects insurance cost and mortgage requirements.
Sources: Fla. Stat. Ch. 201, FEMA Flood Map Service Center, county Clerk of Court records
I'm preparing for hurricane season
Permits, evacuation info, insurance documents, county resources, and emergency alerts.
I'm preparing for hurricane season
Florida's hurricane season runs June 1 through November 30, with the historical peak in September. Before a storm threatens, know your county's evacuation zone (not the same as flood zone - check your county's Emergency Management site) and keep your property insurance and a photo inventory of your home up to date. After a storm, most counties issue temporary emergency permits for tarps and basic repairs before requiring a full building permit, and county Property Appraisers can adjust assessments for storm-damaged homes. FEMA individual assistance, when activated, is applied for separately from insurance and has its own deadlines tied to the federal disaster declaration. Your county's Clerk of Court and Property Appraiser both keep records you may need for insurance and FEMA claims, so knowing where to find them before a storm saves time after one.
Sources: FEMA, Florida Division of Emergency Management, county Emergency Management offices
Someone passed away
Probate, wills, estates, homestead property, and county court filing.
Someone passed away
Whether an estate needs full probate in Florida depends mostly on its size. As of July 1, 2026, estates with non-exempt assets of $150,000 or less (or where the person died more than two years ago) generally qualify for summary administration - a faster, cheaper process that skips appointing a personal representative. Above that threshold, formal administration applies, filed in the deceased's county of residence. A Florida homestead passed to a spouse or heirs is usually exempt from creditor claims and doesn't count toward that $150,000 cap, which lets many modest estates whose main asset is the house qualify for the simpler track. Filing starts at the Clerk of Court in the probate division; an attorney is required for formal administration but generally not for summary administration.
Sources: Fla. Stat. Ch. 735, Ch. 2026-57 Laws of Florida
I'm getting married or divorced
Marriage licenses, divorce filing, name changes, and official records.
I'm getting married or divorced
Marriage licenses are issued by the county Clerk of Court, both parties must appear in person, and the fee generally runs $86 (some counties charge close to $93.50). Florida residents face a three-day waiting period unless they complete a state-approved premarital course, which also reduces the fee by about $25; non-residents have no waiting period. The license is valid for 60 days and can be used in any Florida county. Divorce - legally "dissolution of marriage" - is filed with the Clerk of Court in the county where either spouse resides; Florida is a no-fault state, so you only need to state the marriage is "irretrievably broken." Name changes after marriage or divorce go through the same Clerk of Court records or, for a more involved change, a separate court petition.
Sources: county Clerk of Court offices, Fla. Stat. Ch. 741, 61
I'm caring for an aging parent
Senior services, benefits, property issues, and estate planning information.
I'm caring for an aging parent
Florida offers a Senior Homestead Exemption of up to an additional $50,000 off assessed value for homeowners 65 and older who meet income limits, on top of the standard homestead exemption - apply through the county Property Appraiser. If your parent needs help managing property or finances, a durable power of attorney avoids the need for court-supervised guardianship in many cases; guardianship itself is handled by the county's probate court when someone can no longer manage their own affairs. Area Agencies on Aging, reachable through Florida's Elder Helpline, coordinate local services like meal delivery and in-home care. If you're also thinking ahead to estate planning, Florida's homestead protections affect how a parent's home can pass to heirs, which is worth understanding before, not after, a health crisis.
Sources: county Property Appraiser offices, Florida Dept. of Elder Affairs, Fla. Stat. Ch. 744
I need an official record
Birth, death, marriage, court, property, and business records.
I need an official record
Birth and death certificates in Florida come from the Florida Dept. of Health's Bureau of Vital Statistics, though many county health departments can also process requests. Marriage and divorce records are filed with the Clerk of Court in the county where the license was issued or the divorce was granted. Property records - deeds, mortgages, liens - are recorded and searchable through each county's Clerk of Court official records, usually free to search online. Court records for civil, criminal, and probate cases are also held by the Clerk of Court and are public unless sealed. Business records are filed with the Florida Division of Corporations (Sunbiz), searchable statewide regardless of county.
Sources: Florida Dept. of Health, county Clerk of Court offices, Florida Division of Corporations
I'm starting or running a business
Sunbiz, licenses, permits, EIN, taxes, sales tax, and local requirements.
I'm starting or running a business
Most Florida businesses register with the state through Sunbiz (Florida Division of Corporations) rather than a county office - this is where you file for an LLC, corporation, or fictitious name ("doing business as"). You'll also need an EIN from the IRS if you have employees or aren't a sole proprietor. County and city governments layer on their own requirements: a local business tax receipt (still often called an "occupational license") from the county Tax Collector, plus zoning and building permits if you're opening a physical location. Businesses selling taxable goods or services must register with the Florida Dept. of Revenue for sales tax, currently 6% statewide plus any county surtax. Requirements vary meaningfully by county and city, so check both your county Tax Collector and your local municipality.
Sources: Florida Division of Corporations (Sunbiz), Florida Dept. of Revenue, IRS
How-To Guides for Florida
Florida Statewide Probate Guide
Read guide →How do I access court records?
Read guide →How do I appeal my property tax assessment?
Read guide →How do I find an inmate or search a jail roster?
Read guide →How do I find and access senior services?
Read guide →How do I get a business license?
Read guide →How do I get a copy of a birth certificate?
Read guide →How do I get a copy of a death certificate?
Read guide →How do I get a marriage license?
Read guide →How do I pay my property taxes?
Read guide →How do I register to vote or check my registration?
Read guide →How to Research Your Family History in Florida
Read guide →Open Records
Read guide →Florida works differently. Here's what to know.
Homestead & Save Our Homes
Florida's homestead exemption and assessment cap can save you thousands and protect your home in many situations.
Homestead & Save Our Homes
Florida's homestead exemption is likely the single most valuable tax benefit available to a Florida homeowner, and it doesn't happen automatically. It removes up to $50,000 from your home's taxable value: the first $25,000 applies to all property taxes, including school taxes, and a second exemption of up to $25,000 applies only to the portion of assessed value between $50,000 and $75,000, excluding school taxes. Combined, most homeowners see roughly $400 to $1,000 in annual savings depending on the county's tax rate. To qualify, you must own the home and have made it your permanent residence as of January 1, and you apply through your county Property Appraiser by March 1; the exemption never transfers with a sale, so new owners must file their own application.
Once homestead is granted, a companion benefit called Save Our Homes kicks in the following year, capping how much your home's assessed value can rise annually to 3 percent or the Consumer Price Index, whichever is lower - which is why longtime homeowners often pay taxes on an assessed value far below what their home would actually sell for. That cap resets to full market value when the home changes hands, though Florida lets you carry up to $500,000 of your accumulated Save Our Homes benefit to a new homestead within the state through a process called portability, applied for at the same time as your new homestead application. Florida voters will decide a constitutional amendment on the November 3, 2026 ballot that would raise the base exemption to $150,000 starting in 2027, but it hasn't passed yet, so the $50,000 figures above remain current law for now.
Sources: Florida Dept. of Revenue, county Property Appraiser offices, Fla. Const. Art. VII Section 6
Property Appraiser vs. Tax Collector
The Property Appraiser determines value. The Tax Collector collects the tax.
Property Appraiser vs. Tax Collector
Florida splits property tax into two separate elected county offices, and confusing them is a common source of frustration. The Property Appraiser determines what your property is worth for tax purposes - assessments, exemptions like homestead, and the annual TRIM notice all come from this office. The Tax Collector then bills and collects the tax based on that assessed value, and also handles vehicle registration, driver's licenses (in most counties), and hunting/fishing licenses. If you disagree with your tax bill, the fix depends on which office is at fault: an incorrect assessment goes to the Property Appraiser (and, if unresolved, the county's Value Adjustment Board); a billing or payment problem goes to the Tax Collector.
Sources: county Property Appraiser and Tax Collector offices, Fla. Stat. Ch. 192, 197
Clerk of Court Does More
From official records and deeds to marriage licenses, probate, and court records - your Clerk of Court does a lot.
Clerk of Court Does More
In most states, court records and property records live in different offices. In Florida, the county Clerk of Court handles both, plus a lot more: recording deeds and liens, issuing marriage licenses, processing probate filings, maintaining official records, and serving as the court's administrative arm for civil, criminal, and family cases. Many Clerks also handle passport applications and act as the county's chief financial officer. This consolidation is convenient once you know it - one office, one website, one phone number for things that would otherwise mean visiting a courthouse and a separate recorder's office.
Sources: county Clerk of Court offices, Fla. Const. Art. VIII Section 1(d)
Florida Homestead After Death
How your homestead may affect probate, inheritance, and creditor protection in Florida.
Florida Homestead After Death
Florida's homestead protections don't stop at property tax; they shape what happens to a home after the owner dies. A homestead generally passes outside the reach of the deceased's creditors, protected by both the Florida Constitution and probate law, and typically goes directly to a surviving spouse or heirs rather than being sold to pay debts. That protection is also why homestead property is usually excluded when calculating whether an estate qualifies for Florida's $150,000 summary administration threshold - many estates whose main asset is the house fit under that cap specifically because the home doesn't count against it. One catch: if a surviving spouse or minor child exists, Florida law restricts how the homestead can be devised by will, regardless of what the will says.
Sources: Fla. Const. Art. X Section 4, Fla. Stat. Section 732.401-402, Ch. 735
No Traditional County DMV
Driver licenses and vehicle registration are handled by the state and local Tax Collector offices.
No Traditional County DMV
Florida doesn't have a standalone "DMV" the way many states do. Driver's licenses and ID cards are issued through the Florida Dept. of Highway Safety and Motor Vehicles (FLHSMV), but in most counties, the actual counter service - new licenses, renewals, vehicle registration and titling - is handled by the county Tax Collector's office, not a separate state agency location. A handful of larger counties (like Miami-Dade) run their own separate tax collector division for this. Either way, if you're looking for "the DMV" in Florida, start with your county Tax Collector's website rather than searching for a state office.
Sources: FLHSMV, county Tax Collector offices
Hurricane & Disaster Rules
Permits, emergency orders, reassessments, FEMA help, and recovery deadlines matter after a storm.
Hurricane & Disaster Rules
Florida's building and tax systems both bend around hurricane recovery. After a storm, most counties issue emergency permits for temporary repairs (tarps, boarded windows) faster than normal permitting, with a full permit required once real reconstruction starts. Property Appraisers can reduce assessments for storm-damaged homes, sometimes retroactively to the date of the storm, so damaged property isn't taxed at pre-storm value. When a federal disaster is declared, FEMA individual assistance opens a separate application process with its own deadline, generally 60 days from the declaration, and doesn't require you to have insurance first (though it won't duplicate what insurance already covers). Insurance claim deadlines are set by your policy and Florida law, not by FEMA, so track both timelines separately.
Sources: FEMA, Florida Division of Emergency Management, county Building/Property Appraiser offices
The questions Florida residents actually ask
The Florida county records research approach starts with the specific county's Clerk of the Circuit Court website. Most Florida counties offer online court record search, property record search, and recording document search. Statewide systems exist for court records through the Florida Courts E-Filing Portal and for corporate records through Sunbiz. The Florida Department of State provides links to all 67 county websites for Florida county records access.
The Florida Sunshine Law (Florida Statutes Chapter 119) creates broad public access to Florida government records with limited exemptions. Most Florida county records are public records accessible without proof of need. Florida has one of the strongest public records laws in the United States, which makes Florida county records research significantly easier than research in many other states. The Florida Attorney General Sunshine Manual explains the law, who can request records, what exemptions apply, and how to enforce public records rights.
Florida homestead exemption reduces the taxable value of a primary residence by up to $50,000 and provides the Save Our Homes 3% annual assessment cap. To qualify, the homeowner must own and occupy the property as their permanent residence as of January 1 of the tax year. Application must be filed with the county Property Appraiser. Florida also offers an additional senior homestead exemption for qualifying residents age 65+ with limited household income.
Florida property taxes are due November 1 with discounts for early payment: 4% discount for November, 3% for December, 2% for January, and 1% for February. Final payment is due by March 31. After March 31, taxes are considered delinquent and subject to interest. Florida's discount schedule rewards early payment significantly. The Florida county tax guide covers the payment process.
Apply in person at the Clerk of the Circuit Court in any Florida county. Both applicants must appear. Required documents include government-issued photo ID and Social Security number. The license fee is approximately $86, reduced to $61 with completion of a Florida-approved premarital preparation course. Florida residents have a 3-day waiting period unless completing the preparation course. Non-residents have no waiting period. Licenses are valid for 60 days.
Order through the Florida Department of Health Bureau of Vital Statistics. Florida accepts online, mail, and in-person orders. Required information includes the full name on the certificate, date of birth, place of birth, parents' names, and proof of your identity and relationship if you are not the person named. Florida birth certificate fees are approximately $20 per certified copy.
Florida divorce filing requires meeting the 6-month residency requirement, completing the petition for dissolution of marriage, and filing with the Circuit Court Family Division in the county where you or your spouse resides. Filing fees are approximately $400. Florida is a no-fault divorce state with "irretrievably broken marriage" as the standard grounds. Uncontested divorces can finalize relatively quickly because Florida has no mandatory waiting period.
The Florida Value Adjustment Board (VAB) is the county-level body that hears property tax appeals. After receiving the TRIM notice in August, property owners have 25 days to file an appeal petition with the county VAB. The VAB conducts hearings and issues decisions on assessment values and exemption denials. If unsatisfied with the VAB decision, property owners have 60 days to appeal to Circuit Court. The Florida property tax guide covers the process in detail.
File Articles of Organization with the Florida Division of Corporations (Sunbiz). The filing fee is $125. Florida LLC formation typically processes within a few business days. After state formation, obtain a federal EIN from the IRS, county business tax receipt from your county Tax Collector, and any required professional licenses. Florida LLCs must file annual reports between January 1 and May 1 each year (filing fee $138.75).
Register through the Florida Department of State Division of Elections or through your county Supervisor of Elections. Florida allows online voter registration. Registration deadline is 29 days before each election. Florida requires photo ID at polling places. The Florida voter registration guide covers all procedures including mail-in ballot requests, early voting, and felon voting rights restoration.
The Florida county records maintained by the Clerk of the Circuit Court include court records (civil, criminal, family, probate), official records (deeds, mortgages, liens, judgments), and marriage license records. Each Florida county has its own Clerk of the Circuit Court. Most offer online record search through their county website. Statewide court records are accessible through the Florida Courts E-Filing Portal. The Florida Court Clerks and Comptrollers provides additional information.
Florida criminal record expungement requires application through the Florida Department of Law Enforcement (FDLE) for a Certificate of Eligibility, then petition to the court where the original case was prosecuted. Florida allows expungement of certain dismissed cases and some misdemeanor convictions. Some offenses cannot be expunged. The process typically takes 6-12 months and benefits from attorney representation. The Florida court records guide covers expungement procedures.
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Important Deadlines in Florida
The single most consequential date on a Florida homeowner's calendar is March 1: the deadline to file for homestead exemption on a home you owned and occupied as your permanent residence as of January 1.
Important Deadlines in Florida
The single most consequential date on a Florida homeowner's calendar is March 1: the deadline to file for homestead exemption on a home you owned and occupied as your permanent residence as of January 1. Miss it and you lose that year's exemption (worth roughly $500-$1,000 in typical savings) along with the protection of the Save Our Homes assessment cap for that year - you'd need to wait until the following January 1 to qualify again. File with your county Property Appraiser any time after January 1, though as soon as you close and move in is best practice; most counties then auto-renew the exemption annually as long as nothing changes, so you generally don't need to refile every year once approved. Property tax bills go out in November and are due by March 31 of the following year, though discounts apply for paying early (4% in November, declining each month through February), and quarterly installment plans are available if you apply by April 30 of the prior year. If your Property Appraiser denies an exemption application, you have 25 days after your TRIM (Truth in Millage) notice is mailed to file an appeal with the county's Value Adjustment Board. New residents face their own clock: a Florida driver's license within 30 days of establishing residency, and vehicle registration within 10 days.
Sources: Florida Dept. of Revenue, county Property Appraiser and Tax Collector offices, Florida Statutes §196.031 and §197.122
Property Tax Appeals in Florida
If you believe your county Property Appraiser has overvalued your home, Florida gives you a real, accessible path to challenge it - but the clock starts the moment your TRIM (Truth in Millage) notice is mailed, typically in August.
Property Tax Appeals in Florida
If you believe your county Property Appraiser has overvalued your home, Florida gives you a real, accessible path to challenge it - but the clock starts the moment your TRIM (Truth in Millage) notice is mailed, typically in August. You have 25 days from that mailing date to file a petition with the county's Value Adjustment Board (VAB), an independent body separate from the Property Appraiser's office. Before filing formally, most homeowners start with an informal conference directly with the Property Appraiser's office, since many valuation disagreements get resolved this way without ever reaching a hearing - bring comparable sales, photos documenting condition issues, or an independent appraisal to support your case. If informal resolution doesn't work, your VAB petition gets a hearing before a Special Magistrate, an independent attorney (not a Property Appraiser employee) who reviews evidence from both sides and issues a ruling. There's a modest filing fee for the VAB petition itself. If you're specifically appealing a denied homestead exemption application, the same 25-day window and VAB process applies, though there's no filing fee unless the denial was for a late-filed application. If the VAB doesn't resolve things in your favor, filing suit in circuit court remains available as a further option.
Read the full property tax appeal guide →
Sources: Florida Dept. of Revenue, county Property Appraiser offices, Florida Statutes §194.011 and §194.032
Public Records Access in Florida
Florida's public records law, enshrined in both statute (Chapter 119) and the state constitution, is genuinely among the broadest in the country, often called the Sunshine Law.
Public Records Access in Florida
Florida's public records law, enshrined in both statute (Chapter 119) and the state constitution, is genuinely among the broadest in the country, often called the Sunshine Law. The presumption runs strongly in favor of access: nearly all records made or received by a state or local government agency in connection with official business are open to public inspection, and you generally don't need to explain why you want a record or prove you have a personal interest in it. Agencies must respond to a records request "promptly," without unreasonable delay, and while they can charge a reasonable fee for copies or extensive clerical labor, they can't charge simply for the right to inspect a record in person. Real estate records - deeds, mortgages, liens - are held by the county's Official Records, maintained by the Clerk of Court, and searchable online in most counties. Court records for civil, criminal, family, and probate matters similarly go through the Clerk of Court, though some records (juvenile cases, certain sealed or expunged records, ongoing investigations) carry specific statutory exemptions. If a request is denied, the agency must cite the specific statutory exemption justifying the denial - Florida doesn't allow a blanket "no" without legal grounds.
Read the full open records guide →
Sources: Florida Attorney General's Office, Florida Statutes Chapter 119 (Public Records), county Clerk of Court offices
Storm & Recovery Help in Florida
Florida's hurricane season runs officially June 1 through November 30, and every coastal - and often inland - county maintains an evacuation zone system (typically labeled A through E or similar) that determines when and whether residents are asked to leave ahead of an approaching storm; know your specific zone before hurricane season starts, since it's tied to your address, not a general regional designation.
Storm & Recovery Help in Florida
Florida's hurricane season runs officially June 1 through November 30, and every coastal - and often inland - county maintains an evacuation zone system (typically labeled A through E or similar) that determines when and whether residents are asked to leave ahead of an approaching storm; know your specific zone before hurricane season starts, since it's tied to your address, not a general regional designation. Your county's Emergency Management office issues evacuation orders and maintains shelter information, road closure updates, and storm-specific guidance as a system approaches. After a storm causes damage, your county Property Appraiser can adjust your home's assessed value to reflect the damage, and Florida law allows a reduction for homes rendered uninhabitable, prorated based on how long the home was unusable during the year. If a federal disaster is declared, FEMA assistance becomes available for both individuals and, separately, for local government recovery costs - apply through FEMA directly once a declaration covers your county. Insurance claims should be filed promptly with documentation (photos, receipts, a written inventory) since claim deadlines and the overall Florida property insurance claims process carry their own statutory timelines. Building permits for storm repairs go through your county or city building department, and rules can differ for storm-damaged rebuilds versus new construction, particularly in flood-prone areas.
Sources: Florida Division of Emergency Management, FEMA, county Property Appraiser and Emergency Management offices
New to Florida?
Florida law gives you specific windows to get squared away once you establish residency - and residency itself kicks in through any one of several triggers: starting a job in Florida, enrolling your kids in a Florida public school, registering to vote here, filing for homestead exemption, or simply living in the state more than six consecutive months.
New to Florida?
Florida law gives you specific windows to get squared away once you establish residency - and residency itself kicks in through any one of several triggers: starting a job in Florida, enrolling your kids in a Florida public school, registering to vote here, filing for homestead exemption, or simply living in the state more than six consecutive months. Once you're a resident, you have 30 days to obtain a Florida driver's license, surrendering your out-of-state license in the process (Florida requires REAL ID-compliant documentation, so bring proof of identity, Social Security number, and two proofs of Florida address to your appointment). Separately, and on a tighter clock, you have just 10 days to title and register any vehicle you own, which requires Florida auto insurance from a Florida-licensed agent first. If you're registering to vote, you can do this simultaneously with your driver's license transaction through Florida's Motor Voter program, or separately through your county Supervisor of Elections. If you've purchased a home, remember the separate March 1 deadline to file for homestead exemption - a distinct process from your driver's license and voter registration, handled by your county Property Appraiser rather than the DMV. Property tax bills arrive in November and are due by March 31, so budget for that as part of your first year's homeownership costs.
Sources: Florida Dept. of Highway Safety and Motor Vehicles, Florida Division of Elections, county Tax Collector and Property Appraiser offices
Find the services available in your county
Florida laws apply statewide, but offices, services, procedures and local requirements can vary by county. Select your county for verified local offices, services and official resources.
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Sources and References
- MyFlorida.com
- Florida Department of State
- Florida Division of Corporations Sunbiz
- Florida Department of Health Bureau of Vital Statistics
- Florida State Courts System
- Florida Attorney General Sunshine Manual
- Florida Association of Counties
- Florida Department of State Division of Elections
- Florida Court Clerks and Comptrollers
67COUNTIES COVEREDAcross Florida
22M+RESIDENTS REPRESENTEDFlorida population covered
1,000+TOPICS & GUIDESAnswers for real life
VerifiedSOURCED TO OFFICIAL RESOURCESEvery guide links to primary government sources