What Is a Lis Pendens in Florida? (Complete Homeowner Guide)
What Is a Lis Pendens in Florida? The 67 Counties Guide (2026)
The Complete Homeowner, Heir, Estate and 67 Counties Guide (2026)
Discovering a lis pendens filed against your property in Florida can be frightening — especially if you don’t fully understand what it means or what happens next.
Many homeowners first learn about a lis pendens by:
Searching their name online
Receiving court mail they don’t understand
Being contacted by third parties
Seeing their property listed in public records
The biggest fear is usually the same:
“Am I about to lose my home?”
A lis pendens does not mean your home has already been taken, but it does mean a legal process has begun — most often foreclosure — and your property is now tied to a lawsuit.
This pillar guide explains everything you need to know about lis pendens in Florida, including timelines, foreclosure stages, homeowner rights, equity risks, surplus funds, and what options may still exist before and after auction.
If you’re reading this, you likely just discovered a lis pendens on your property in Florida and want clear answers.
A lis pendens is one of the most important legal notices you can find attached to your home — and understanding it early can literally save your equity, protect your rights, and give you options before foreclosure.
This definitive guide covers:
What a lis pendens is
How it works in Florida
Why it matters for every homeowner
Your rights and options
How it affects sales, equity, and foreclosure
Why county-specific context matters
How to protect your equity before and after foreclosure
What Does “Lis Pendens” Mean in Florida?
Lis pendens is a Latin term meaning “a lawsuit pending.”
In Florida real estate law, a lis pendens is a formal notice recorded in county public records stating that a property is involved in an active lawsuit that may affect ownership, title, or financial interest in the property.
In simple terms:
A lis pendens is a public warning that your property is tied to a legal dispute — and anyone dealing with it does so at their own risk.
Once recorded, it:
Attaches to the property (not just the owner)
Alerts buyers, lenders, and title companies
Prevents “innocent” transfers during litigation
Florida Lis Pendens Law (Statute §48.23 Explained Simply)
Lis pendens filings in Florida are governed by Florida Statute §48.23.
Under this statute:
Any party claiming a legal interest in real property may file a lis pendens
The notice remains effective while the lawsuit is pending
The lis pendens binds future buyers to the outcome of the case
⚠️ Important:
A lis pendens does not require court approval to file, which is why they are sometimes misused or misunderstood.
Why Is a Lis Pendens Filed in Florida?
While lis pendens can appear in many real estate disputes, foreclosure accounts for the overwhelming majority of filings involving homeowners.
Common Reasons a Lis Pendens Is Filed
Mortgage foreclosure lawsuits
HOA or condominium association foreclosures
Tax lien or municipal lien enforcement
Property ownership disputes
Estate or probate-related title issues
Real estate contract disputes
For most homeowners reading this, a lis pendens means a lender or HOA has officially sued to foreclose.
Does a Lis Pendens Mean Foreclosure in Florida?
In most homeowner cases, yes — but it does not mean foreclosure is complete.
A lis pendens usually marks the beginning of the foreclosure lawsuit, not the end.
What a Lis Pendens Means
The foreclosure lawsuit has been filed
The court case is now public
Ownership has not changed
No auction has occurred
What It Does NOT Mean
You do not automatically lose your home
You do not have to move out immediately
The property has not been sold
This stage is often the last meaningful opportunity to act.
Why County-Specific Context Matters
Florida is made up of 67 counties, and the way lis pendens interacts with:
Clerk of Court online systems
Auction calendars
Public records
Local foreclosure practices
…can differ from one county to the next.
That’s why we’ve created 67 county-specific lis pendens guides tailored to the legal environment in each Florida county with strategic insight into foreclosure patterns, clerks, and local nuances.
Scroll down later in this page to see each county’s section — from Miami-Dade to Walton County — linked for quick reference.
Florida Foreclosure Timeline: Where Lis Pendens Fits
Understanding the timeline helps homeowners regain control.
Typical Florida Foreclosure Process
Missed payments
Notice of default or demand letter
Lis pendens filed (lawsuit begins)
Court proceedings
Final judgment
Foreclosure auction
Certificate of title
Potential surplus funds
Foreclosure in Florida often takes many months, sometimes longer — but once judgment is entered, options narrow quickly.
HOA Lis Pendens vs Mortgage Lis Pendens
Not all lis pendens filings are equal.
HOA / Condo Foreclosures
Often smaller balances
Can move quickly
HOA may foreclose even if mortgage is current
Mortgage may survive HOA sale
Mortgage Foreclosures
Larger balances
Longer timelines
Can eliminate subordinate liens
More likely to produce surplus funds
Understanding which type applies is critical.
How Long Does a Lis Pendens Last in Florida?
A lis pendens does not expire automatically.
It remains until:
The case is dismissed
The foreclosure concludes
The court orders removal
The debt or dispute is resolved
This is why lis pendens filings can remain visible for months or even years.
Can a Lis Pendens Be Removed in Florida?
Yes — but only through action.
Ways a Lis Pendens May Be Removed
Lawsuit dismissal
Settlement or payoff
Court order for improper filing
Posting a bond (limited cases)
Completion of foreclosure
Ignoring it does not stop the process.
Can You Sell a House With a Lis Pendens in Florida?
Yes — but not through traditional means.
Once a lis pendens is recorded:
Title companies usually refuse to insure
Retail buyers walk away
Financing becomes impossible
However, selling before auction may still be possible with experienced distressed-property buyers.
IMPORTANT: If Your Property Has NOT Gone to Foreclosure Auction Yet
If your property is pre-auction, you may still have options to:
Stop foreclosure in all 67 Florida counties
Sell your house fast in all 67 counties
Receive a cash offer before foreclosure
Sell as-is and close in as little as 7 days
Through Visionary Estates UPP LLC, distressed homeowners may be able to preserve equity before auction instead of losing it through a forced sale.
📞 Call David – Cash Acquisitions Manager
813-335-8082
📧 cashoffers@visionrysurplusrecovery.com
Lis Pendens vs Foreclosure: Key Differences
A lis pendens is a signal — not the final result.
What Happens If You Ignore a Lis Pendens?
Ignoring it can lead to:
Default judgment
Loss of defenses
Accelerated foreclosure
Loss of equity
Missed surplus funds
Many homeowners only learn the full impact after the auction is over.
County Index — Lis Pendens by All 67 Florida Counties
Alachua County
Baker County
Bay County
Bradford County
Brevard County
Broward County
Calhoun County
Charlotte County
Citrus County
Clay County
Collier County
Columbia County
DeSoto County
Dixie County
Duval County
Escambia County
Flagler County
Franklin County
Gadsden County
Gilchrist County
Glades County
Gulf County
Hamilton County
Hardee County
Hendry County
Hernando County
Highlands County
Hillsborough County
Holmes County
Indian River County
Jackson County
Jefferson County
Lafayette County
Lake County
Lee County
Leon County
Levy County
Liberty County
Madison County
Manatee County
Marion County
Martin County
Miami‑Dade County
Monroe County
Nassau County
Okaloosa County
Okeechobee County
Orange County
Osceola County
Palm Beach County
Pasco County
Pinellas County
Polk County
Putnam County
Santa Rosa County
Sarasota County
Seminole County
St. Johns County
St. Lucie County
Sumter County
Suwannee County
Taylor County
Union County
Volusia County
Wakulla County
Walton County
Washington County
What Are Surplus Funds After Foreclosure?
When a foreclosure sale generates more money than what is owed, the remaining funds are called surplus funds.
These funds may legally belong to:
Former homeowners
Heirs
Estates
Yet many never claim them — or worse, lose them to improper claimants.
Visionary Surplus Recovery: Protecting Equity & Surplus Funds
Visionary Surplus Recovery serves as the Equity Surplus Claims Department, assisting:
Former homeowners
Heirs
Estates
We provide:
Attorney-managed filings
Clerk-compliant documentation
Probate coordination
No upfront fees
Protecting Your Equity Early (Before It’s Taken)
Equity can be targeted by:
Third-party claimants
Predatory recovery companies
Fraudulent filings
We often advise homeowners to sign an equity claim against their own property early — as a means of protection.
Think of It Like This
Just as you can lock your credit with Experian to prevent fraud,
an equity claim can help lock in and protect your property’s equity.
Early action can prevent loss later.
Lis Pendens FAQs (People Also Ask)
Is a lis pendens public record in Florida?
Yes. Anyone can view it through county clerk records.
Does a lis pendens affect my credit?
Not directly, but the foreclosure may.
Can heirs inherit a property with a lis pendens?
Yes. The lis pendens follows the property.
Does a lis pendens mean eviction?
No. Occupancy usually changes only after sale.
Can multiple lis pendens exist on one property?
Yes, depending on disputes and claims.
Final Thoughts for Florida Homeowners
A lis pendens is serious — but it is also a moment of awareness, not a final outcome.
Whether your goal is to:
Stop foreclosure
Sell before auction
Preserve equity
Or recover surplus funds
Understanding your position early gives you the most control.
📧 Email us today. Call today.
claimfunds@visionarysurplusrecovery.com ☎ (813) 934-4146
