How Long Does a Quiet Title Action Take in Florida?

If you’re dealing with unclear property ownership or a title dispute in Florida, you’ve probably come across the term “quiet title action.” And if you’re like most property owners, your next question is, “How long does a quiet title action actually take in Florida?”

Whether you inherited property, bought a tax deed, or discovered an old lien clouding your title, this blog post will explain how long the process takes, what steps are involved, and what factors can cause delays.

What Is a Quiet Title Action in Florida?

A quiet title action is a lawsuit filed to clear up disputes or defects on a property’s title. The goal is to “quiet” any competing claims, so you end up with clear, undisputed ownership of the property.

This legal process is common in situations involving:

• Tax deed purchases
• Unrecorded liens or claims
• Heirs or co-owners disputing ownership
• Improper conveyances
• Old mortgages or judgments still showing on the title

Once completed, the quiet title action results in a court judgment confirming your ownership, giving you a clean title that can be sold, refinanced, or developed without issue.

How Long Does a Quiet Title Lawsuit Take From Start to Finish?

In Florida, a quiet title action typically takes between 3 to 6 months, but the timeline can vary depending on the complexity of the case and how difficult it is to locate and serve all interested parties.

Here’s a general breakdown:

General Quiet Title Action Timeline

Step	Estimated Time
Case preparation and filing	1–2 weeks
Service of process (notifying interested parties)	30–60 days
Response period for defendants	20–40 days
Default judgment or trial prep (if contested)	30–90+ days
Final hearing and judgment	1–3 weeks after deadlines

So while a 3-month resolution is possible, 6+ months is common, especially if one or more parties fight the case or can’t be located.

Why Does a Quiet Title Action Take So Long?

1. Locating All Interested Parties

Florida law requires that you notify anyone who may have an interest in the property. This includes:

• Prior owners
• Lien holders
• Heirs
• HOA associations
• Unknown or unrecorded claimants

If someone can’t be found, you must publish a notice in a local newspaper (constructive service), which adds at least 30 days to the process.

2. Delays in Service of Process

If you can’t personally serve someone with the lawsuit, you’ll face extra steps, such as conducting a diligent search and filing for permission to use publication. Each of these adds time and paperwork.

3. Contested Claims or Legal Defenses

If someone contests the quiet title action, claiming they have rights to the property, you’ll have to litigate the case. That may involve discovery, hearings, or even trial, which can extend the timeline to 9 months or more.

4. Court Scheduling and Backlog

In counties with heavy caseloads (like Miami-Dade or Broward), court dates and judge availability can create further delays, even if your case is uncontested.

Can a Quiet Title Action Be Expedited?

Sometimes. If all parties are known, can be served quickly, and don’t contest the claim, the process moves faster. Having an experienced attorney who is familiar with local court procedures can also prevent unnecessary delays. At Ayala Law, we file quiet title actions regularly and know how to keep the process moving.

Do I Need a Lawyer for a Quiet Title Action in Florida?

Yes, especially if:

• You purchased a property via tax deed or foreclosure
• The title report shows defects or clouded ownership
• You plan to sell or refinance the property
• You’re not sure who might still have a claim

Quiet title actions are lawsuits, not just paperwork. They require strict compliance with Florida legal procedure, and even a small error in service or notice can result in dismissal or a judgment that doesn’t fully protect your ownership rights.

What Happens After the Quiet Title Judgment?

Once the judge grants the final judgment:

• Your title is declared clear
• You can obtain title insurance
• You can sell, refinance, or develop the property without concern

Make sure the judgment is recorded with the county clerk’s office, our attorneys handle this step as part of the closing process.

Common Questions About Quiet Title Actions in Florida

How much does a quiet title action cost?

It depends on complexity, but expect to pay between $2,500–$5,000 in legal fees and court costs. Costs increase if the case is contested or requires publication notice.

Can I file a quiet title action without an attorney?

You can, but it’s not recommended. The process is legally technical, and most title insurance companies won’t recognize a judgment from a non-lawyer’s filing.

Is a quiet title action the same as a title search?

No, a title search finds problems, and a quiet title action fixes them through a court judgment.

Final Thoughts: Be Patient, Be Prepared

While quiet title actions aren’t the fastest legal process, they’re often the only way to gain full legal ownership of a property with a clouded title. The key is understanding what’s involved, having the right legal team, and setting realistic expectations about the timeline. At Ayala Law, we’ve handled dozens of quiet title actions throughout Florida. 

If you’re dealing with a title issue or just bought a property with legal questions, contact one of our experienced business attorneys in Miami at 305-570-2208.

You can also contact trial attorney Eduardo A. Maura at eduardo@ayalalawpa.com.

Schedule a case evaluation online here.