Broward closing customs & mechanics
- Owner's title policy: buyer customarily selects the title company and pays the premium — always negotiable in the contract
- Deed documentary stamps: the statewide $0.70 per $100 (Broward has no surtax)
- Mortgage doc stamps $0.35 per $100 + intangible tax 2 mills on financed deals
- Recording: Broward County Records, Taxes & Treasury Division — e-recording standard, fast turnaround
- Property taxes paid in arrears; closings prorate them day-precise
Municipal diligence varies by city
Broward's 31 municipalities each run their own permit and code systems, and their findings differ predictably: coastal cities' older stock (Hollywood, Pompano, Fort Lauderdale, Hallandale) generates permit and violation findings; the western suburbs (Weston, Parkland, Miramar) trade those for HOA-layer diligence. We match the search package to the city — and to unincorporated pockets where the county itself is the authority.
Clerk & courthouse logistics
Recording runs through the Broward County Records, Taxes & Treasury Division at the county's downtown Fort Lauderdale records center. E-recording is standard on our files: standard documents are typically recorded the same or next business day after funding, and we confirm actual recording — not just submission — on every file.
- Recording timing: e-recorded promptly after funding — and the file isn't closed internally until the recording confirmations are in it
- Municipal lien timing: results typically return within one to two weeks — so the search is ordered at file opening and matched to the property's city, per the municipal-diligence map above
- Estoppel timing: association files are calendared off the actual closing date — Florida law requires associations to deliver within statutory deadlines and caps the fees, and we follow up relentlessly and escalate when an association sits on a deadline
- Property taxes are paid in arrears and prorated day-precise at closing
One office, the whole county
Every Broward file gets the same architecture: day-one ordering, the published ten-step timeline, association and municipal layers matched to the property, attorney escalation on legal snags, and signing logistics that come to you — office, mobile, or fully remote.