How to Do a Title Search in Palm Beach County, Florida

Before you buy any property in Palm Beach County, it’s critical to understand what you’re actually getting. A clean-looking home can be hiding serious title issues, such as old mortgages, unpaid HOA dues, judgments, or municipal liens. These problems don’t always go away when the property changes hands, and they can cost you thousands if you’re not careful.

This guide is built to help you navigate the Palm Beach County title search process with clarity and confidence. It breaks everything down into ten simple steps, from identifying the property and tracing its ownership to identifying and mitigating hidden legal risks. Whether you’re an investor, a real estate professional, or a cautious buyer, this process will help you make informed investing decisions and avoid the real estate title pitfalls that catch many investors off guard.

Step 1: Identify the Property

a. Get the legal description

The legal description spells out exactly where the property is located and what land is included. It typically uses a lot and block system or metes and bounds, and it’s critical for confirming you’re reviewing the correct records in official filings.

b. Obtain the Parcel Control Number (PCN) or Folio Number

Palm Beach County uses the PCN (also called the folio or parcel number) to track property records, and it is often more reliable than using the address. It can be found on the Palm Beach Property Appraiser’s site and helps when looking up tax, ownership, and geographic data.

c. Use the Palm Beach County Property Appraiser’s site

Visit https://www.pbcgov.org/papa/ and enter the address or owner’s name to pull up the property’s full record. This will include the legal description, PCN, current owner, sales history, and tax district.

d. Cross-check the address if the property is in a subdivision, condo, or PUD

Subdivisions and condo units may have multiple addresses or unit variations—double-check the exact legal unit number and subdivision name. This ensures you’re pulling the correct set of documents from the Palm Beach Clerk’s official records.

e. Gather any auction listing data (if applicable)

If the property is being reviewed for auction (e.g., foreclosure or tax deed), copy down the sale ID, court case number, and plaintiff/defendant names. This information helps locate court dockets, lis pendens, or judgment liens tied to the property or the auction process.

Step 2: Search the Official Records

a. Visit the Palm Beach County Clerk of Court Official Records Search

Go to https://www.mypalmbeachclerk.com/ and access the Official Records section to search land records, deeds, mortgages, and liens. This is the county’s central database for recorded documents affecting property ownership and title.

b. Use the Grantor/Grantee index to search by name

Search using the current and prior owners’ names (as they appear on the deed or tax rolls), which is the most direct way to find liens, mortgages, judgments, and transfers recorded against the property.

c. Search multiple owner names if ownership changed in the past 5–30 years

Even if you only care about the current owner, old liens and mortgages from previous owners can still cloud the title if not properly released. You should search at least two prior owners to spot any lingering encumbrances or breaks in the chain of title.

d. Use the parcel number or legal description if a name-based search fails

Sometimes, a name search may miss relevant documents due to misspellings or name changes. If available, you can search by parcel number or legal description keywords; however, this is less common in Palm Beach and may not always be reliable in the Clerk’s interface.

e. Save or screenshot each result page and document list

Create a record of each document hit—especially the book/page number, type of document, and recording date. Thishelps you build a timeline of events, cross-reference document trails, and later confirm if liens were released or judgments were satisfied.

Step 3: Pull All Relevant Documents

a. Focus on deeds (Warranty, Quit Claim, Tax Deed, Trustee Deed, etc.)

Deeds show how and when ownership is transferred. Each deed must be scrutinized to ensure it’s valid, properly executed, and recorded—especially in cases of tax deeds or trustee deeds, which can signal potential title issues.

b. Download and review all mortgages and assignments

Mortgages indicate debt secured by the property, and assignments show who now owns the loan. A mortgage with no recorded satisfaction or release means it may still be outstanding, even if the original lender no longer exists.

c. Look for recorded judgments against the owner

Judgments (often from civil lawsuits or collections) can attach to real property in Florida and become liens. They’reusually titled “Final Judgment,” “Judgment Lien,” or similar—check whether they’re still enforceable based on the date recorded (typically valid for 10–20 years).

d. Pull all HOA or Condo Association liens and related declarations

Association liens often take priority and can survive tax deed sales. Also, review the original declaration of covenants and restrictions (CC&Rs) to understand assessment powers, lien rights, and buyer responsibilities.

e. Review any lis pendens notices (pending legal actions)

A lis pendens indicates a lawsuit that affects the title—usually a foreclosure or a quiet title action. Even if the case is dismissed or resolved, these documents must be reviewed to verify that no residual judgment or lien remains.

f. Check for tax lien certificates or IRS lien recordings

Federal tax liens or tax certificate sales can cloud the title. Even if tax certificate redemptions aren’t always recorded right away, the presence of a tax lien should trigger further investigation with the Palm Beach Tax Collector’s Office.

g. Review any code violation or special assessment liens

Municipal or county liens for violations or repairs may show up as special assessments. These are sometimes titled“Code Enforcement Lien,” “Municipal Lien,” or “Utility Lien” and can survive some foreclosure or tax deed sales.

h. Investigate any bankruptcy-related filings or trustee records

If an owner has filed bankruptcy, their property may be subject to a stay or discharge restrictions. These can show up as documents titled “Notice of Bankruptcy,” “Order of Discharge,” or “Trustee’s Deed,” and may affect the enforceability of liens.

Step 4: Check for Open Liens & Judgments

a. Identify unreleased mortgages and verify payoff status

Mortgages should have a corresponding Satisfaction of Mortgage or Release of Lien document. If no release is recorded, the debt may still legally encumber the property—even if it was paid off or transferred.

b. Review HOA liens for active status and amounts due

HOA liens are dangerous because they can survive foreclosure or tax deed sales under Florida law. Review the recorded lien date and verify if a release or satisfaction has been recorded; if not, contact the HOA to request a payoff demand.

c. Note any judgments that could attach to the property

Civil money judgments against the owner in Florida become liens on real estate and can prevent a clean transfer. These are typically enforceable for 10 years and renewable for another 10, so an old judgment can still be a problem.

d. Watch for municipal and utility liens that may not be recorded

Some cities place utility, demolition, or code enforcement liens that don’t show up in official records. Unless you’verequested a municipal lien search directly from the city or county, you may miss these encumbrances.

e. Flag IRS liens—they survive most sales and transfers

Federal tax liens recorded against the owner are not wiped out by foreclosure or tax deed sales. These liens remain enforceable for at least 10 years and must be resolved directly with the IRS to release the cloud on title.

Step 5: Trace the Chain of Title

a. Review all deeds for each transfer going back at least 30 years (or to a clean root of title)

A standard title search in Florida typically goes back 30 years, but for auction properties or those with a tax deed, you may need to go back even further to establish a marketable title. Look for a precise sequence of recorded deeds without breaks or gaps.

b. Verify that each seller had the legal right to convey the property

Check if the grantor on each deed matches the name on the previous deed’s grantee line, and confirm proper execution (signatures, notaries). Also, ensure that deeds from estates, trusts, or corporations include the required authority (e.g., power of attorney deeds, trustee signatures).

c. Watch for red flags like missing deeds, gaps in ownership, or overlapping transfers

If a deed is missing, incorrectly recorded, or executed improperly, it may create a break in the chain of title. Issues like overlapping deed dates, incorrect legal descriptions, or forged signatures can result in a clouded or defective title.

d. Flag any tax deeds, quitclaim deeds, or non-warranty transfers

These convey little to no warranty of title and often appear in distressed or auction sales. A quitclaim or tax deed should trigger a deeper dive—especially if a quiet title action hasn’t been completed to clear prior encumbrances.

Step 6: Examine Legal Descriptions

a. Confirm that the legal description is consistent across all documents

Each deed, mortgage, lien, and judgment should contain the same legal description—whether it’s by lot/block or metes and bounds. Even a small typo or discrepancy (like a wrong lot number or missing subdivision name) can cause title issues or render a document unenforceable.

b. Pay close attention to metes and bounds or partial parcel descriptions

For rural land, irregular lots, or split parcels, the legal description may be complex. You must verify that it covers the entire intended property and does not exclude a portion unintentionally or overlap with a neighbor’s lot.

c. Watch for references to “unrecorded plats” or easement rights

An unrecorded plat means the boundary lines may not be fully established under county records. Also, check for easements (ingress/egress, utility, drainage) that affect access or usability of the land and may be burdensome to a buyer.

d. Match the legal description to the Property Appraiser’s site and GIS map

Compare the legal description in the recorded documents with the one listed on the Palm Beach County Property Appraiser’s website and the county’s GIS parcel map. If the descriptions don’t match, it could point to a mistake in recording or an issue with the property’s survey.

Step 7: Search for Municipal Liens

a. Understand that not all liens are recorded in the Clerk’s Official Records

City and county departments may place nuisance, code enforcement, or utility liens that do not appear in the public records search. These can still survive sales and cloud the title if not correctly discovered and addressed during due diligence.

b. Contact the appropriate municipal departments directly

Call or email the city code enforcement office, building department, or utility billing department where the property is located (e.g., West Palm Beach, Boca Raton, Lake Worth). Request a Lien Search or Payoff Statement to determine if there are any outstanding balances or violations.

c. Request a formal Municipal Lien Search (or Estoppel)

Some municipalities offer an official lien search or an estoppel letter for a fee (usually $25–$150), which discloses all unrecorded liens, open permits, and code violations. This is highly recommended before purchasing foreclosure or auction properties.

d. Check for unpaid trash, water, or sewer bills

Unpaid utility charges can become liens even if the amounts are small. Many cities will attach those debts to the property itself rather than the individual, meaning you, as the new owner, could inherit them.

e. Don’t assume these liens are wiped out by foreclosure or tax deed

In Florida, municipal liens and code enforcement fines may survive both foreclosure and tax deed sales, depending on their structure. You may be responsible for negotiating or settling these liens even after taking title to the property.

Step 8: Search Court Dockets

a. Use the Palm Beach County Clerk’s Court Records Search

Go to https://www.mypalmbeachclerk.com and access the “Search Court Records” section to look up civil, foreclosure, and small claims dockets. This search complements your title work by identifying lawsuits that may affect title or encumbrances.

b. search by owner name, prior owners, and associated case numbers

Run a docket search on the current and past owners to find lawsuits involving foreclosures, evictions, contract disputes, quiet title actions, and collections. If you already found a lis pendens in the records search, use its case number to track the court activity.

c. Look for open or recently closed foreclosure cases

If the owner was recently foreclosed on (or in the process), review the docket for details about final judgment amounts, deficiency judgments, or sales that haven’t been ratified. An unresolved foreclosure case can delay or complicate the transfer of ownership.

d. Check for judgments that didn’t appear in the recorded documents

Some judgments are never properly recorded in the Official Records but still attach to real estate once docketed. Searching the court system helps catch these hidden risks.

e. Investigate quiet title actions or partition lawsuits

If the property was acquired via tax deed or inherited through a dispute, look for quiet title suits or partition actions to determine if the title was legally cleared or still in flux. Unresolved claims from heirs or co-owners can cloud title and result in litigation later.

f. Confirm bankruptcy status via PACER if needed

For federal bankruptcy searches, use PACER to see if the owner has filed a Chapter 7, 11, or 13 case. A pending bankruptcy can stop foreclosure and may invalidate recent transfers or limit enforceability of liens unless properly discharged.

Step 9: Pull Tax and Ownership Data

a. Verify current and past ownership through the Property Appraiser’s site

Visit the Palm Beach County Property Appraiser (PAPA) website and enter the property address or PCN to view ownership records, transfer history, and property details. This confirms who holds the title and when it was acquired, which should match your deed findings.

b. Check for delinquent taxes and tax certificates

On the Palm Beach County Tax Collector’s site, search for unpaid property taxes, which can result in tax lien certificates being sold to investors. If these certificates go unpaid for two years, they can lead to a tax deed sale, which may reset the title but also introduces risk.

c. Identify homestead exemption status and its implications

Verify if the property has an active Homestead Exemption, which can affect lien survivability and offer certain protections to the owner. For example, many judgment liens are not enforceable against homesteaded property in Florida, but HOA and tax liens may still survive.

d. Review property tax bills and payment history

Download or view recent annual tax bills and receipts. This indicates whether taxes are paid current, under a payment plan, or in default—and provides insight into the property’s financial standing and potential lien priority.

e. Cross-check the legal description and parcel boundaries again

Make sure the legal description from the Property Appraiser exactly matches what’s in the Clerk’s records. If there’s a mismatch (e.g., the appraiser shows two lots, and the deed only conveys one), you may be dealing with a partial interest or subdivided property.

Step 10: Summarize the Findings

a. Create a title search summary report or worksheet

Organize your findings into a structured report that includes the chain of title, outstanding liens, judgments, mortgages, and any pending legal actions. This document should serve as your primary reference for assessing risk and supporting due diligence.

b. List each deed and transfer with date, party names, and recording info

Create a timeline of ownership from oldest to most recent, including deed types (warranty, quit claim, tax deed), book and page numbers, and whether the transfer was arms-length. This will help identify gaps, clouds, or potential fraud in the ownership trail.

c. Summarize all open encumbrances: mortgages, liens, judgments

For each encumbrance, include details such as the amount, recording date, instrument number, and whether a satisfaction or release is recorded. Prioritize unreleased mortgages, HOA liens, and government-related liens that may survive foreclosure or tax deed sale.

d. Flag critical risks, such as IRS liens, unresolved judgments, or ownership disputes

Highlight any red flags that could delay resale, make the title uninsurable, or result in legal exposure. Thisincludes federal tax liens, bankruptcy stays, missing heirs, or any deed that looks suspect.

e. Include notes on municipal liens or pending estoppel requests

If you ordered a municipal lien search or are waiting on estoppel letters from an HOA or city, make a note of it with expected response dates. These often determine whether the property is genuinely free of enforceable obligations.

f. Provide a final assessment or risk grade

Summarize the property’s status: Clean Title, Needs Quiet Title, High Risk, etc., based on the presence of unresolved issues. This helps you or your client make an informed decision about bidding, buying, or walking away.

Don’t Go It Alone on Palm Beach Title Searches

Performing a title search in Palm Beach County is a critical step in protecting yourself from costly surprises when buying property. By following the ten steps outlined in this guide, you can uncover liens, judgments, unpaid taxes, and other issues that may affect ownership or future resale. Whether you’re an investor, agent, or homeowner, knowing how to navigate the public records can help you make smarter, safer decisions.

That said, doing a full title search on your own can be time-consuming and easy to misinterpret if you’re not experienced. We always recommend using a trusted title search service like ours to double-check your findings and add an extra layer of confidence. In fact, we encourage our customers to follow this same process to verify our work. Title clarity is too important to leave to guesswork, and a second look can often catch what the first one missed.