Probate leads in Broward County, Florida.
Investors researching probate leads in Broward County can compare public court lists with USLeadList death and property matches, which do not wait for a court filing. Our average is 431 records per month.
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Inside Broward County
What the data looks like here.Broward County produces about 431 new pre-probate and inheritance data records in a typical month, 386 on average across the trailing year, from a file that runs 55 months deep. Every record starts with a death and a property, not a courthouse filing.
Why investors work Broward County
Inheriting a Florida homestead changes the tax bill, not just the deed. The Save Our Homes cap that holds a long-owned house below market survives a transfer to a surviving spouse, but not to an adult child who moves in: Fla. Stat. 193.155 reassesses that property at just value the following January 1, and a fresh cap starts from there. The arithmetic lands hard in a county that built most of itself in one burst, going from 83,933 residents in 1950 to 620,100 by 1970. For the heir of a Fort Lauderdale bungalow or a Sunrise ranch, that is a real decision: keep a house whose carrying cost just reset, or let it go.
On the ground
Broward was carved from Dade and Palm Beach in 1915, and the county's own Historic Preservation Board history says the interior was habitable only after Everglades drainage, leaving the coastal ridge and scattered high ground as the first settled land. The rest arrived in dated waves, city by city: Plantation in 1953, Pembroke Pines in 1959, Coral Springs and Tamarac in 1963, Coconut Creek in 1967. An incorporation year is a rough birth date for the plats around it, so a late-1950s Pembroke Pines ranch and a mid-1960s Coral Springs house are not interchangeable. Out-of-town buyers flatten the county into one market; locals price it by the wave.
Comparing Probate Lead Sources in Broward County
Probate in Broward is filed in the Circuit Court for Broward County, Florida, Probate Division, of the Seventeenth Judicial Circuit, with the Broward County Clerk of Courts keeping the files. Attorneys open new estates through the Florida Courts E-Filing Portal, and uncontested matters now move without a hearing through the circuit's online case management system. The clerk's public case search will confirm whether a case exists, but reading probate documents online takes an eServices account and a paid case-access subscription. Timing runs long: Florida publishes the notice to creditors once a week for two weeks, and Fla. Stat. 733.702 bars claims three months after first publication, so a house often sits months inside an open file. That filed case is public, and any other investor in the county can pull the same decedent's name the day it posts. USLeadList works from death and property records instead, so the Broward file lands about five weeks after a death, without waiting for a filing and independent of whether one is ever opened, and it is sold to no more than three subscribers.
How Florida rules shape Broward leads
Verified state research, applied locally.Florida is one of the few states where inheriting a house raises the recurring cost of keeping it. Save Our Homes, Art. VII s. 4(d) of the Florida Constitution, caps annual increases in the assessed value of homestead property, and decades of that cap can hold a long held home far below market value. Fla. Stat. 193.155(3) then requires reassessment at just value on January 1 following any sale, foreclosure or transfer of legal or beneficial title in equity, with only narrow exceptions: transfers that keep the same exemption holder, transfers between spouses including to a surviving spouse, transfer by operation of law to a surviving spouse or minor child, transfer to a permanent resident dependent on the owner, and survivorship among joint tenants who already held the exemption. An adult child who inherits and moves in does not keep the parent's accumulated cap. The assessment resets to just value and a new cap starts from there.
Ways property can avoid probate
The enhanced life estate deed, commonly called a Lady Bird deed. Florida has no statute creating it. Chapter 689 of the Florida Statutes contains no transfer on death deed, no beneficiary deed and no enhanced life estate deed, and Fla. Stat. 689.06 is captioned How trust estate conveyed and governs conveyances of trust interests in land, not deeds that pass property at death. The instrument rests on Florida common law, principally Oglesby v. Lee, 73 So. 840 (Fla. 1917), with Aetna Ins. Co. v. La Gasse, 223 So. 2d 727 (Fla. 1969). Revocable living trusts, survivorship titling and beneficiary designations are the other common routes.
Small-estate route
Summary administration under Fla. Stat. 735.201, available where the value of the entire estate subject to administration in Florida, less the value of property exempt from the claims of creditors, does not exceed $75,000 (2025 statute text), or, as an entirely separate route with no dollar limit, where the person has been dead for more than two years. Fla. Stat. 735.301 additionally allows disposition without administration on informal application where the estate consists only of personal property exempt from creditors' claims under Fla. Stat. 732.402 and nonexempt personal property worth no more than the preferred funeral expenses plus reasonable and necessary medical and hospital expenses of the last 60 days; that section states no fixed dollar cap.
Timing that affects the public record
The statutory floor is the creditor claim period. Fla. Stat. 733.2121 requires the notice to creditors to be published once a week for two consecutive weeks in a newspaper published in the county where the estate is administered. Fla. Stat. 733.702 then bars any claim not filed within three months after the time of first publication, or within 30 days after the date of service on that creditor, whichever expires later. Summary administration under Fla. Stat. 735.201 imposes no minimum wait when the estate is under the threshold, while its alternative route becomes available only once the person has been dead more than two years.
Where court cases can be checked
There is no free public statewide case search. The public searches each county clerk of the circuit court's own online records site, and the Florida Court Clerks and Comptrollers publish a directory of those sites. The statewide Comprehensive Case Information System links all 67 clerks but its sign-in page is marked for governmental use only, with users limited to the judicial community, state and local law enforcement, state agencies and the Florida Legislature.
Why pre-probate
Why pre-probate leads in Broward County, Florida?A public probate list requires a filed case. Our source does not require a filing and may precede a later filing, but that is not guaranteed.
Inheritance creates a property decision
A death does not guarantee a sale. It does create practical decisions about upkeep, distance, taxes, repairs and whether anyone in the family wants the property.
Earlier than a court filing
When probate is required, the public case begins after the death and after someone files. Our county records begin with the death record itself.
Not limited to probate cases
Trusts, survivorship ownership and state-specific transfer instruments can move a property without an ordinary probate case. Court-only lists do not identify those paths.
Property data with optional contact enrichment
Size, location, value, and tax information come with the property record. Phone, email, spouse, and relative data are available through the skip tracing add-on.
What we mean by pre-probate
Pre-probate > probate. Here's why.Our Broward County data is not a court probate list. It identifies inherited-property records from deaths, including properties that may later enter probate and properties that never do.
The court docket is only one transfer path.
A trust, survivorship ownership or an authorized transfer deed may keep a property out of an ordinary probate case. The exact rules vary by state, which is why the local court and transfer details above matter.
An inheritance creates choices, not a guaranteed sale:
- Keep or occupy the property
- Rent it or transfer it within the family
- Sell it privately or through a public listing
FAQ
Broward County-specific questions.How many pre-probate records does Broward County produce monthly?
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