Is Florida a Non Disclosure State? How Sale Prices Become Public and What That Means for Pricing

Is Florida a non disclosure state? No. In Florida, the price of a home sale almost always ends up in the public record. The deed goes on file with the county Clerk, the state collects a transfer tax based on the price, and the county Property Appraiser posts the sale on its website. So anyone with an internet connection can look up what a house sold for. This guide explains how that works in Palm Beach County, how to find a sale yourself, and why the raw number still needs a local read before you set a price.

Key takeaways

• Florida is a full disclosure state for sale prices. Sale amounts show up in county records and on the Property Appraiser's site.
• Florida charges a documentary stamp tax on deeds of 70 cents per $100 of the price in every county except Miami-Dade. Because the tax tracks the price, the stamps on a deed point to what the buyer paid.
• In Palm Beach County, the Property Appraiser offers free sales searches, and the Clerk offers free online access to recorded deeds.
• Public records show the price, the date and the parties. They do not show condition, upgrades, seller credits or why a home sold high or low.
• Florida sellers also have a duty to disclose known defects that affect value and that a buyer cannot easily see. That is a separate rule from price disclosure.

Is Florida a non disclosure state? The short answer

A non disclosure state is one where the sale price of a home does not have to be reported to the public. In those states, the price usually stays out of county records. As a result, buyers, sellers and appraisers lean on the MLS and on private data to see what homes sold for.

Florida works the other way. Deeds are recorded with the county clerk, the documentary stamp tax on each deed tracks the price, and the Property Appraiser publishes sales. So sale prices and transfer details are open through county records. Texas offers a contrast. Its Government Code, in section 552.148, exempts sales price information that private services such as an MLS give to appraisal districts from its open records law. There is no official list of non disclosure states, but Florida is not one of them.

Florida's public records law also sets the tone. Under section 119.01 of the Florida Statutes, state, county and city records are open for inspection and copying by any person, unless a specific exemption applies. Deeds and sales data fall under that general rule.

Why Florida is not a non disclosure state: how sale prices become public

Three offices touch a typical home sale, and each one leaves a trail. Together, they explain why the answer to "is Florida a non disclosure state" is a firm no.

The deed is recorded with the Clerk

After closing, the title company or attorney records the deed with the county Clerk. In Palm Beach County, the Clerk of the Circuit Court and Comptroller keeps the Official Records. These include deeds, mortgages, liens, judgments and plats. The Clerk lets the public search and view these records online for free. You can search by party name, recording date or legal description.

Doc stamps reveal the price

Florida charges a documentary stamp tax when a deed transfers property. Per the Florida Department of Revenue, the rate is 70 cents on each $100 (or part of $100) of the total consideration. Miami-Dade County uses a different rate. Also, all parties to the deed are liable for the tax, no matter who agrees to pay it in the contract.

Because the tax follows the price, you can work backward. Divide the doc stamp tax by 0.007 and you get a close estimate of the price. For example, $2,800 in doc stamps points to a price of about $400,000. The result can be slightly off, since the tax rounds up to the next $100.

The Property Appraiser posts the sale

Next, the county Property Appraiser adds the sale to the parcel's history. In Palm Beach County, the Property Appraiser's public access site lists the sale date, price and deed reference for each parcel. It also offers a nearby sales search and an advanced sales search. In fact, these free tools are often the fastest way for a homeowner to see recent sales on the street.

How to look up a home sale price in Palm Beach County

You do not need an agent or a paid service to find a recorded sale. Here is the simple route most people use.

1. Open the Property Appraiser's site and search by address, owner name or parcel control number.
2. Scroll to the sales information on the parcel page. It lists past sale dates and prices, plus the book and page of each deed.
3. To see more sales, use the nearby sales search or the advanced sales search. The advanced tool can filter by subdivision, city, price range and property use.
4. To read the deed itself, search the Clerk's Official Records by party name or by the book and page number.
5. Then check the doc stamp amount on the deed if you want to confirm the price.

The same steps work in Martin and St. Lucie counties through their own Property Appraiser and Clerk sites. So if you are pricing a home in Hobe Sound or Port St. Lucie, the process is much the same.

What public sale records do not tell you

A recorded price is a fact, but it is only one fact. On its own, it can mislead a seller who wants to set a list price or a buyer who wants to write an offer. Here is what the records leave out.

• Condition. The record will not show a new roof, a dated kitchen or a home sold as-is with repair needs.
• Seller credits. A $500,000 price with a $15,000 credit to the buyer is not the same deal as a clean $500,000 sale.
• Terms. Cash, financing, a fast close or a long lease-back all change what a buyer will pay.
• Odd transfers. Sales between family members, transfers into a trust, or foreclosure sales can show prices far from market value.
• Timing. A sale from 10 months ago may not reflect today's market.

Also, a parcel record may lag. It can take a while for a new sale to show up on the Property Appraiser's site after closing.

Why the Florida non disclosure state question matters for pricing

Sellers often ask "is Florida a non disclosure state" because they want to know what neighbors and buyers can see. The answer matters in two ways.

First, buyers can see what you paid. If you bought in 2021, a buyer's agent can find your price in minutes. That does not set your value, but it may shape a buyer's first offer.

Second, buyers and appraisers can see the same recent sales you can. So a list price far above nearby sales will stand out. Lenders' appraisers also pull recent sales to support value. Our guide to what appraisers look for in a house explains how they pick and adjust comparable sales.

Public data versus MLS data

Agents use the MLS along with public records. The MLS adds what the county does not track, such as photos, days on market, price cuts and agent remarks about condition. Meanwhile, public records catch sales that never hit the MLS, such as private sales between neighbors.

Put the two together and you get a clearer picture. For instance, two houses on the same block may show prices $80,000 apart. The MLS notes might show that one had a new pool and impact windows, while the other needed a roof.

Florida seller disclosure rules versus non disclosure state laws

People sometimes mix up price disclosure with seller disclosure. They are different rules. Even though Florida makes sale prices public, it also asks sellers to share certain facts about the home.

In Johnson v. Davis (1985), the Florida Supreme Court held that when a home seller knows of facts that materially affect the property's value, and those facts are not readily observable or known to the buyer, the seller must disclose them. Florida Realtors also publishes a summary of Florida disclosure laws for sellers.

So in Florida, the price is public and known defects must be shared. Our post on the Florida seller disclosure form covers what that looks like in practice.

How Pure Equity reads the numbers for local pricing

Recorded prices are a starting point. To price a home well, an agent sorts out which sales are true comparables and then adjusts for size, condition, location and timing. Here is the context we add.

• We drop transfers that were not arm's-length sales, such as family or trust transfers.
• We check the MLS for condition notes, credits and days on market.
• We compare price per square foot within the same building type, since condos and houses trade very differently.
• We weigh recent sales more heavily than older ones.

The wider market matters too. In August 2026, according to Miami Realtors and the Beaches MLS, Palm Beach County single-family homes had a median sale price of $650,000 and went under contract in a median of 40 days, with 3.5 months of supply. Condos and townhouses had a median of $300,000, a median of 69 days to contract, and 6.7 months of supply. A condo seller and a house seller face very different odds, even on the same street.

Local asking prices add one more layer. For example, according to Pure Equity's MLS data as of October 1, 2026, the median list price of active residential listings was $550,000 in Boca Raton and $315,000 in West Palm Beach. Those are asking prices, not sale prices, so they show where sellers are pricing rather than where deals close.

Frequently asked questions

Is Florida a non disclosure state for real estate?

No. Florida is a full disclosure state. Sale prices go into the public record through recorded deeds and doc stamp tax, and the county Property Appraiser posts sales on each parcel's page.

Can anyone see what I paid for my house in Florida?

Yes. Anyone can search the county Property Appraiser's site or the Clerk's Official Records for free. They will usually see your purchase date and price.

How do doc stamps show a Florida sale price?

Outside Miami-Dade, the doc stamp tax on a deed is 70 cents per $100 of the price. Divide the tax by 0.007 to estimate the price. Keep in mind the tax rounds up to the next $100.

Which states are non disclosure states, and is Florida one?

There is no official list, and unofficial lists vary by source. Texas is one example often cited, since its law keeps sales price data given to appraisal districts out of public records. Florida is not a non disclosure state. Its deeds, doc stamps and Property Appraiser sales data make prices public.

Can I price my home using public records alone?

You can get a rough idea. However, public records leave out condition, credits and terms. An agent's comparative market analysis adds MLS details and adjusts for those differences. See our guide on getting a comparative market analysis.

Sources

• Florida Department of Revenue, documentary stamp tax
• Florida Statutes, s. 119.01 public records policy
• Palm Beach County Property Appraiser, property and sales search
• Palm Beach County Clerk, Official Records
• Texas Senate Research Center, bill analysis of C.S.H.B. 2188 (2007), adding Government Code section 552.148
• Johnson v. Davis, Florida Supreme Court (1985)
• Florida Realtors, Florida disclosure laws
• Miami Realtors, Palm Beach County August 2026 market report

This article is general information, not legal, tax or financial advice. Records rules and tax rates can change, so check with the county offices or a licensed professional about your own situation.

Want to know what your home would sell for? Public records only tell part of the story. Pure Equity will pull the right comparable sales, adjust for condition and terms, and send you a free home value report. Buying instead? Our agents can show you what similar homes really sold for before you make an offer. Talk with our team.