FLState guide

Florida quitclaim deed

Florida is stricter than most states about how a deed is signed. Two witnesses must watch the grantor sign, and the signature must be notarized. A deed that misses either step can be rejected by the clerk or challenged later.

This page explains the Florida signing rule, the documentary stamp tax that usually applies, and the homestead issue that catches families who transfer a home without advice.

Written by Nora Whitfield, editorial lead. State rules checked by Samuel Okafor, rules editor, on October 20, 2026.

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Signing rule at a glance

Notary required2 witnessesRules cited

Florida: A notary acknowledgment is required. 2 witnesses are required.

Florida: A notary acknowledgment is required. 2 witnesses are required. Source: Fla. Stat. § 689.01.

Source: Fla. Stat. § 689.01 (opens the official source in a new tab).

Two witnesses and a notary

Florida Statutes 689.01 requires a conveyance of real property to be signed in the presence of two subscribing witnesses. Florida Statutes 695.03 requires an acknowledgment or proof before a notary for recording. Both requirements apply to a quitclaim deed.

Citation: Fla. Stat. § 689.01 (opens the official source in a new tab).

The witnesses should watch the grantor sign, then sign the deed themselves. A witness who signs later, without seeing the signature, may not satisfy the statute. The notary can usually serve as one of the witnesses only if the notary also watches the signing and the acknowledgment is completed correctly.

Two adult witnesses who are not the grantee
A notary public with a current commission
Photo identification for the grantor
The county name and the legal description on the deed

Documentary stamp tax

Florida charges documentary stamp tax on deeds at 70 cents per $100 of consideration, with a different rate in Miami-Dade County. The tax is usually paid before recording, and the clerk will not accept the deed without evidence that it was paid.

A gift or a nominal consideration transfer may still require a minimum tax or an exemption notation. Ask the clerk of the circuit court in the county where the property sits what the current rate and minimum are. Do not guess the amount on the deed.

The consideration on the deed should match the real deal. A low number to reduce tax can create a different problem with the tax authority.

Homestead and spouse

The Florida Constitution protects a homestead, and a conveyance of homestead property generally requires the spouse to join in the deed, even if the spouse is not on the title. A quitclaim deed that ignores the homestead rule can be set aside.

If the property has been the family home, confirm the homestead status and the marital status before signing. A title company or a Florida real estate attorney can review the deed before it is recorded.

Recording and after

Record the deed with the clerk of the circuit court in the county where the property is located. The clerk returns a recorded copy, which is the document to keep. Send a copy to the property appraiser so the ownership record and the tax notice follow the transfer.

A quitclaim deed does not change the mortgage. If the property has a mortgage, the lender's lien stays and the loan remains in the original borrower's name. A due-on-sale clause may be triggered by the transfer.

Record in the county where the property sits, not where the grantor lives.
Keep the stamped copy and a copy of the stamp tax calculation.
Tell the property appraiser and the insurer about the transfer.
Check whether the county requires a return address on the deed.

Filled sample, Florida

Quitclaim deed

STATE OF FLORIDA

This quitclaim deed is made on October 16, 2026, between Maria L. Alvarez, of 1408 Bluebonnet Lane, Austin, TX 78704 (the grantor), and Diego R. Alvarez, of 77 Sunset Trail, San Marcos, TX 78666 (the grantee).

1. Conveyance

The grantor, for the consideration stated below, transfers to the grantee all of the grantor's right, title and interest in the property described in this deed. This is a quitclaim conveyance. The grantor does not covenant or warrant the title, and the grantee takes whatever interest the grantor holds.

2. Property

The property is located at 1408 Bluebonnet Lane, Austin, TX 78704, in Travis County, State of Florida, and is described as follows:

Lot 12, Block C, Bluebonnet Heights, a subdivision in Travis County, Texas, according to the plat recorded in Volume 88, Page 42, Plat Records of Travis County, Texas.

Parcel or tax identification number: 0102030405.

3. Consideration

This transfer is a gift. The consideration stated above is nominal, and the parties intend this deed to record a gift of the grantor's interest.

4. Encumbrances

The property is transferred subject to the following liens, easements, taxes and other encumbrances, which remain attached to the property: Deed of trust recorded in Volume 2210, Page 118, Travis County records. Utility easement along the rear lot line.. The grantor does not release the grantee from any obligation secured by a lien on the property.

5. Grantor's statements

The grantor states that the grantor has the right to transfer the interest described here, that no other person has an interest in the property that the grantor is withholding, and that the grantor is not acting under duress. The grantor makes no other promise about the title.

6. Recording

The parties intend this deed to be recorded in the office of the county recorder or clerk for Travis County, Florida. The grantee is responsible for recording and for paying the recording fee and any transfer tax that applies. The grantor will sign the documents the recorder requires to complete the transfer.

7. Governing law

The laws of the State of Florida govern this deed. If any part of this deed is unenforceable, the rest remains in effect.

Grantor

Signature

Printed name: Maria L. Alvarez

Date

Notary public signature

My commission expires

Witness 1 signature

Witness 1 printed name

Witness 2 signature

Witness 2 printed name

Signing requirements: Florida: A notary acknowledgment is required. 2 witnesses are required.

Source: Fla. Stat. § 689.01.

Example answers. The builder replaces them and uses the Florida signature block shown above.

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State where the document will be used

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Step 1 of 3

Who is transferring

The grantor is the person giving up the interest. The grantee is the person receiving it. Copy names from the current deed and photo ID.

Grantor's full name

The current owner, exactly as on the deed.

Grantor's address

Grantee's full name

Grantee's address

Signing in Florida

Notary required2 witnessesRules cited

Florida: A notary acknowledgment is required. 2 witnesses are required.

Source: Fla. Stat. § 689.01 (opens the official source in a new tab). Read the Florida guide

Quitclaim deed

STATE OF FLORIDA

1. Conveyance

2. Property

The property is located at 1408 Bluebonnet Lane, Austin, TX 78704, in Travis County, State of Florida, and is described as follows:

Lot 12, Block C, Bluebonnet Heights, a subdivision in Travis County, Texas, according to the plat recorded in Volume 88, Page 42, Plat Records of Travis County, Texas.

Parcel or tax identification number: 0102030405.

3. Consideration

This transfer is a gift. The consideration stated above is nominal, and the parties intend this deed to record a gift of the grantor's interest.

4. Encumbrances

5. Grantor's statements

6. Recording

7. Governing law

The laws of the State of Florida govern this deed. If any part of this deed is unenforceable, the rest remains in effect.

Grantor

Signature

Printed name: Maria L. Alvarez

Date

Notary public signature

My commission expires

Witness 1 signature

Witness 1 printed name

Witness 2 signature

Witness 2 printed name

Signing requirements: Florida: A notary acknowledgment is required. 2 witnesses are required.

Source: Fla. Stat. § 689.01.

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Questions about the Florida form

Can the notary be one of the two witnesses in Florida?

A notary can witness a signature, but the notary should not be the grantee or a person who benefits from the deed. The safest approach is two independent witnesses plus the notary acknowledgment.

How much is the documentary stamp tax in Florida?

The statewide rate is 70 cents per $100 of consideration, with a different rate in Miami-Dade County. The clerk can confirm the current rate, the minimum and any exemption that applies.

Does a Florida quitclaim deed need to be recorded?

Recording is not what makes the transfer valid between the parties, but it is what gives notice to later buyers and lenders. An unrecorded deed can lose to a later purchaser who records first without notice.

Not a law firm, not legal advice

PaperDeed is not a law firm and does not provide legal advice. We provide self-help templates and general information about signing rules. If you are unsure whether a document fits your situation, talk to a licensed attorney in your state.

Every rule above names its statute or state form, and links to the official text where the state publishes it online. This state guide was updated on October 20, 2026.