Active Foreclosures & Lis Pendens

A lis pendens (Latin for "suit pending") is a public notice filed in county records indicating that a lawsuit has been initiated involving real property. In the context of foreclosure, a lis pendens is typically the first public record that signals a lender has begun legal action to recover a property due to mortgage default.

Florida is a judicial foreclosure state, meaning all foreclosures must go through the court system. The process generally follows these steps: (1) the borrower defaults on their mortgage, (2) the lender files a lis pendens and a foreclosure complaint, (3) the borrower is served and has 20 days to respond, (4) if uncontested, the court issues a summary judgment, and (5) the property is sold at a public auction. The entire process typically takes 6 to 12 months but can extend longer with legal challenges.

For investors and buyers, foreclosure filings represent potential acquisition opportunities. Properties in pre-foreclosure may be available through short sales (where the lender agrees to accept less than the mortgage balance). At auction, properties may sell below market value, though buyers should conduct thorough due diligence on title, liens, and property condition.

This data is sourced from county clerk of court records in Miami-Dade and Broward counties and updated weekly. Each listing links to a full property profile with tax history, ownership records, and building details. The plaintiff is typically the foreclosing lender, and the defendant is the property owner.