Foreclosure lis pendens in Broward County, Florida: early filings, clerk auctions and condo distress
A lis pendens is a public notice that a lawsuit affects a property. In Broward County, a foreclosure lis pendens is usually the first public sign that an owner is in trouble, often months before a clerk auction. Investors who track these filings can reach owners while they still have choices.
Broward County has about 2 million residents, from Fort Lauderdale and Hollywood to Pompano Beach, Coral Springs and Pembroke Pines. This guide uses Census figures and local search data to compare ZIP codes, explains how Florida foreclosure cases move from lis pendens to sale, and walks through deal math.
What Broward County buyers and investors search for
Search data shows huge interest in county records. The Broward County property appraiser draws about 49,500 searches a month and the clerk of court about 27,100.
Records are the starting point
Broward County official records draw about 2,900 searches a month, which is where recorded lis pendens notices appear.
Auction interest is steady
Broward County foreclosure auction searches run about 320 a month and foreclosures about 210.
Lis pendens questions are common
Lis pendens Florida draws about 590 searches a month as owners and investors look for answers.
- 1Broward County property appraiserAbout 49,500
- 2Broward County clerk of courtAbout 27,100
- 3Broward County official recordsAbout 2,900
- 4Homes for sale Fort LauderdaleAbout 1,900
- 5Homes for sale Pompano BeachAbout 880
- 6Lis pendens FloridaAbout 590
- 7Broward County foreclosure auctionAbout 320
- 8Broward County foreclosuresAbout 210
How investors can use this data
Use county records to find and evaluate deals:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate distressed properties.
Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.
Carolynn Castillo
Realtor & Broker · eXp Realty
From foreclosure lis pendens to clerk auction in Broward County
Florida foreclosures go through the courts, and the lis pendens marks the start of the public record.
Lis pendens is recorded
When a lender files a foreclosure case, it usually records a lis pendens in the county official records. Anyone buying the property after that takes it subject to the case.
- Filing
- Official records
This is the earliest public sign of distress.
The court case
The owner can respond, negotiate or seek a loan modification. Many cases take many months, and some are dismissed or settled.
- Court case
- Negotiation
Owners can usually still sell during the case.
Judgment and clerk auction
After a final judgment, the clerk sets a sale date and holds an online auction. Under Florida law, the owner generally can redeem until the clerk files the certificate of sale, unless the judgment sets a different time.
- Final judgment
- Online auction
Check the docket for the sale date and any cancellation.
Condo and HOA cases
Only about 49% of Broward homes are single-unit houses, so condo and HOA associations file many foreclosure cases for unpaid dues. Newer Florida condo safety and reserve rules have also led to large special assessments at some older buildings.
Check association finances and assessments before you buy a condo.
Questions before buying a Broward lis pendens property
- 1Who filed the case, a lender or an association?
- 2Is there a final judgment and sale date?
- 3Are there other mortgages, liens or assessments?
- 4Is the home occupied?
- 5What are the insurance costs?
- 6What do renovated homes in the same ZIP sell for?
Shannon Thompson
Investor · Joe Homebuyer of Atlanta
Watch Shannon Thompson share their experience using ForeclosuresDaily.com.
Broward County ZIP codes and lis pendens activity
Recent Census estimates show where lower prices and more rentals overlap.
Weston and southwest Fort Lauderdale area 33328 and 33317
Medians near $495,000 to $578,000 and owner-occupancy near 76% to 81%, with fewer cases but higher values.
Hollywood 33021, 33024 and 33027
Medians near $409,000 to $433,000, with a mix of older homes near the coast and newer homes to the west.
Lauderhill and Lauderdale Lakes area 33311, 33313 and 33319
Medians near $247,000 to $309,000 and owner-occupancy as low as 46%, with many condos and rentals.
Pompano Beach 33060, 33064 and 33069
Medians near $270,000 to $378,000, with seasonal condos and vacancy as high as 25% in 33069.
Pembroke Park and west Hollywood 33023 and 33025
Medians near $365,000 to $380,000, with older single-family homes that suit renovation.
Pompano and Tamarac area 33068 and 33309
Medians near $328,000 to $338,000, with older ranch homes and steady investor interest.
ZIP medians are recent Census estimates and include condos. Vacancy includes seasonal homes. Price every deal from renovated comparables nearby.
Andrew Litchfield
Webinar host
Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
How to work foreclosure lis pendens leads in Broward County
- 1
Get filings quickly
Fresh lis pendens leads let you reach owners early in the case, when they have the most options.
- 2
Separate lenders and associations
Bank cases and association cases need different conversations and offers, so sort leads by who filed.
- 3
Follow up with care
Many owners are stressed. Respectful, consistent follow-up and clear options build trust.
Before you make an offer
- Read the case docket
- Run a title and lien search
- Check association balances
- Confirm occupancy
- Get insurance quotes
- Pull same-ZIP comparables
Explore resources such as lis pendens leads in Florida and off-market property in Broward County.
Anthony Coletti
Real estate investor
Watch Anthony Coletti share their experience using ForeclosuresDaily.com.
Broward County in numbers
Broward County has about 1.98 million residents, a median home value near $415,000 and a median household income around $78,000 in recent Census estimates, with about 64% of homes owner-occupied.
County vacancy is near 13%, but much of that is seasonal homes and condos used part of the year, not abandoned property.
High insurance costs, rising association dues and property tax changes after a sale all affect what a buyer can pay for a distressed home.
Strong demand from buyers moving to South Florida keeps renovated homes selling, especially single-family houses east of I-95 and in the western suburbs.
Foreclosure lis pendens in Broward County include bank cases on single-family homes and many association cases on condos and townhomes.
- Treat every case the same
- Skip association checks
- Ignore insurance costs
- Sort bank and association cases
- Check dues and assessments
- Get insurance quotes early
Broward and Florida resources
Jeremy Resmer
Webinar host
Jeremy Resmer hosted a ForeclosuresDaily.com monthly webinar for real estate investors.
Running the numbers on a Broward lis pendens property
Start with renovated sales in the same ZIP code, then subtract purchase price, liens, renovation, holding and selling costs. Add association balances and insurance to your costs.
Profit = ARV − Purchase + liens + rehab + holding + selling
Include Florida documentary stamp taxes in your costs.
Confirm title, liens, association balances and contractor bids before closing.
Insurance shapes every deal
Roof age, windows and flood zone can change insurance costs a lot, so get quotes before you set your offer.
Association liens can survive
Florida condo and HOA associations can have claims for unpaid dues, so get an estoppel letter before closing.
Antonio Stringfield
Probate investor · Los Angeles
Watch Antonio Stringfield share their experience using ForeclosuresDaily.com.
Nancy Wallace-Laab
Investor · nearly 20 years
Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.
Phillip Warrick
Full-time investor since 2003
Full-time real estate investor since 2003, with over 20 years of experience.
Foreclosure lis pendens in Broward County: FAQ
Short answers for buyers working foreclosure lis pendens in Broward County. Tap a question to open it.
QWhat is a foreclosure lis pendens?Yes
A recorded notice that a foreclosure case affects the property.
QCan an owner sell after a lis pendens?
Usually yes, as long as the sale pays off or settles the debt.
QHow long do Broward cases take?
Often many months, depending on the case.
QWhere are Broward foreclosure auctions held?Yes
Online, through the clerk of court.
QDo associations file foreclosures?
Yes. Condo and HOA associations file many cases.
QIs there a redemption period?
Generally until the clerk files the certificate of sale.
Looking for Broward lis pendens leads? Tell us your target ZIP codes and we will help you choose off-market leads.
Work foreclosure lis pendens leads in Broward County
Broward County rewards investors who reach owners soon after a lis pendens, sort bank and association cases and price from same-ZIP renovated sales.
ForeclosuresDaily.com supplies lis pendens, preforeclosure, probate, tax delinquent and absentee owner leads across Broward County and Florida. Explore our lead products.