Property Due Diligence Checklist for South Florida

1. Title & Ownership History

Before anything else, verify who actually owns the property and trace the chain of title:

• Current owner name — Match against the seller. If the seller is an LLC, check who's behind it on Florida Sunbiz
• Ownership duration — A property held for less than 6 months and being resold is a potential flip. Check the price they paid vs what they're asking
• Prior owners — Multiple ownership changes in a short period can indicate title issues or distressed cycling
• Mailing address — If the owner's mailing address differs from the property address, the property is likely investor-owned (not owner-occupied)

On Broker One, search any address to see the full ownership history with dates and acquisition types.

2. Lis Pendens (Foreclosure Filings)

A lis pendens is a legal notice filed at the start of a foreclosure proceeding. Check whether the property has any active or recent filings:

• Active lis pendens — An active filing means the property is currently in foreclosure proceedings. The sale may not close until this is resolved
• Recent cancellations — A recently cancelled lis pendens means the owner just avoided foreclosure. This could indicate financial stress
• Plaintiff — Who filed the foreclosure? Banks and loan servicers file most lis pendens, but HOAs and tax authorities can too

Browse all active filings on our foreclosures page.

3. Tax Assessment & Liens

Property taxes are public record. Check for:

• Assessed vs market value — A large gap (assessed much lower than market) often means the property has a long-term homestead exemption with a Save Our Homes cap. New buyers will see a significant tax increase
• Unpaid taxes — Delinquent property taxes can result in tax certificate sales and eventually tax deed auctions
• Special assessments — Check for pending special assessments from the city, county, or HOA that haven't been billed yet
• Millage rate — Tax rates vary by municipality. The same property value in Coral Gables vs unincorporated Dade can mean thousands in annual tax difference

4. Code Violations

Open code violations can be expensive to resolve and may block permits:

• Open violations — Unpermitted construction, overgrown lots, structural issues, abandoned vehicles
• Fine liens — Code violation fines can accrue into liens of $10K+ if left unresolved. These transfer to the new owner
• Compliance status — Check if previous violations were resolved or just deferred

5. Flood Zone

South Florida flood zones significantly impact insurance costs:

• Zone AE — High-risk. Flood insurance is mandatory with a federally-backed mortgage. Premiums can be $2,000-$8,000/year
• Zone X — Moderate/low risk. Flood insurance is optional but recommended
• Zone VE — Coastal high velocity. Highest premiums, most restrictive building requirements
• Elevation certificate — The property's base flood elevation relative to the FEMA flood map determines the exact premium

See our detailed guide on South Florida flood zones.

6. Building Permits & Renovations

Unpermitted work is rampant in South Florida and can derail a sale:

• Open permits — An open permit means work was started but never inspected/closed. Some lenders won't finance properties with open permits
• Recent permits — Check what work was done recently. If major renovation happened without permits, you're inheriting the liability
• Permit cost vs sale price — If $200K in permits were pulled but the property is being sold as-is for below market, ask why

See our guide on using permit data for development analysis.

7. Sales Comparables

Don't rely solely on the asking price. Check recent sales in the area:

• Recent sales in the zip code — What did similar properties sell for in the last 6 months?
• Price per square foot — Compare against neighborhood averages
• Non-market transfers — Filter out $100 LLC transfers that skew the data. Only look at arm's-length transactions above $10K

8. Mortgage & Lien Records

Check official records for outstanding mortgages and liens:

• Active mortgages — How much does the current owner owe? If the asking price is below the mortgage balance, it may be a short sale
• Second mortgages / HELOCs — Multiple mortgages on the same property can complicate closing
• Mechanic's liens — Filed by contractors who weren't paid. These survive a sale
• HOA liens — Unpaid HOA dues become a lien on the property