As a real estate attorney who has prepared and reviewed hundreds of Florida warranty deed forms over the past decade, I know how frustrating it can be to find a reliable, up-to-date template that actually complies with Florida Statutes. That’s why I created this completely free, attorney-drafted Florida warranty deed form in both Word and PDF formats – ready for you to customize and use today.
In this comprehensive guide, I’ll walk you through every Florida warranty deed requirement, explain the difference between general and special warranty deeds, provide a fillable general warranty deed form Florida residents can download instantly, and share real-world tips I’ve learned closing thousands of Florida real estate transactions.
Important Disclaimer: This article and the free Florida warranty deed form are provided for informational purposes only and do not constitute legal advice. Always consult a licensed Florida attorney or title professional before executing any real property transfer.
A warranty deed in Florida is the gold standard for transferring real estate because it includes explicit guarantees (warranties) from the seller to the buyer. When you use a proper Florida general warranty deed, you’re promising that:
Florida Statute § 689.02 specifically recognizes general warranty deeds as providing the highest level of title protection available to buyers.
To be valid and recordable in any Florida county, your Florida warranty deed form must contain these mandatory elements (per Florida Statutes §§ 695.03, 695.26, and 689.02):
| Required Element | Statutory Reference | Why It Matters |
|---|---|---|
| Grantor’s name and marital status | § 689.07 | Determines proper execution requirements |
| Grantee’s name and vesting language | § 689.07 | Controls how new owners hold title |
| Complete legal description | § 695.26 | Must match county records exactly |
| Consideration amount (or “$10 and other good consideration”) | § 689.02 | Affects documentary stamp taxes |
| Grantor’s original signature(s) | § 695.03 | Electronic signatures rarely accepted for deeds |
| Two witnesses OR notary acknowledgment | § 695.03 | Both are acceptable in Florida |
| Prepared by statement with name/address | § 695.26 | Required on first page for recording |
I’m often asked about the differences – here’s my quick reference chart based on real Florida closings:
In my experience, 95% of residential sales in Florida use general warranty deeds because lenders and title companies require them.
Click below to instantly download my updated 2025 Florida warranty deed form Word template or PDF version:
Download Florida Warranty Deed Form (Word .docx)
Download Florida Warranty Deed Form (PDF)
Both versions include:
Here’s exactly how I complete these forms for my clients:
Here’s how a properly completed sample warranty deed Florida residents might use looks:
Prepared by and return to:
John Doe, Esq.
123 Main Street, Miami, FL 33131
GENERAL WARRANTY DEED
THIS WARRANTY DEED made this 18th day of November, 2025, between JOHN A. SMITH and JANE B. SMITH, husband and wife, whose address is 456 Oak Lane, Orlando, Florida 32801 (“Grantors”), and MICHAEL RIVERA, a single man, whose address is 789 Palm Drive, Tampa, Florida 33602 (“Grantee”).
WITNESSETH that Grantors, for valuable consideration, do hereby grant, bargain, sell, and convey unto Grantee... [full covenants per § 689.02]
Don’t forget these fees when recording your Florida warranty deed:
Source: Florida Department of Revenue – https://floridarevenue.com
In my practice, these errors cause the most recording rejections:
Do I need an attorney to prepare a warranty deed in Florida?
While not legally required for simple transfers, Florida Bar ethics rules prohibit non-lawyers from drafting deeds involving legal considerations.
Can I use an online generic warranty deed form?
Most generic forms fail Florida’s specific requirements – I’ve seen hundreds rejected by county clerks.
What’s the difference between warranty deed and deed of trust in Florida?
Florida is a mortgage state – we use promissory notes and mortgages, not deeds of trust.
Stop searching for unreliable templates. My attorney-drafted Florida warranty deed form Word and PDF versions are used by real estate professionals across the state and updated for 2025 compliance.
YES! Download Florida General Warranty Deed Form Now (Free)
Remember: This free Florida warranty deed form is my gift to help Florida property owners transfer title correctly. For complex situations involving trusts, probate, or divorce, please consult a licensed Florida real estate attorney.
Sources:
Florida Statutes Chapters 689 & 695 – leg.state.fl.us
Florida Department of Revenue Documentary Stamp Tax – floridarevenue.com