Miami-Dade County Foreclosure Resources
Complete guide to the foreclosure process in Miami-Dade County, Florida. Courthouse addresses, filing procedures, timelines, mediation options, and local legal aid — everything you need to defend your home.
Response within 24 hours
Foreclosure Type
Judicial
Avg. Timeline
180–270 days
Mediation
Available
Population
2.7 million
Miami-Dade County Foreclosure Timeline
Florida is a judicial foreclosure state. Every foreclosure must go through the Circuit Court of Miami-Dade County, giving homeowners significant procedural rights and time to mount a defense.
The lender records a lis pendens and files a foreclosure complaint with the Miami-Dade Circuit Court, then personally serves you with the summons and complaint (20 days to answer in most cases). Service and notice failures are strong grounds to challenge the action.
After you answer, Florida's court-managed mediation program automatically refers residential foreclosure cases to mediation. A court-appointed mediator works with both sides toward a workout — often the most important early chance to save the home.
If mediation fails, the case proceeds through discovery and motions. Florida courts review standing, proper notice (including compliance with the mortgage's acceleration terms), and whether the plaintiff holds the note.
If the court enters a final judgment of foreclosure, a notice of sale is published and the Clerk of the Circuit Court sets a sale date. The clerk conducts the online judicial sale.
The Clerk of Courts conducts the foreclosure sale (Miami-Dade sells online). There is no statutory right of redemption. The lender may seek a deficiency judgment within 1 year, subject to the court's fair-market-value review. Florida cases commonly run 12-24 months or more.
Courthouse & County Offices
Miami-Dade County Courthouse (Richard E. Gerstein Justice Bldg)
73 W Flagler St, Miami, FL 33130
(305) 275-1155
Mon–Fri 9:00AM–5:00PM
Joseph Caleb Center (North Dade)
5400 NW 22nd Ave, Miami, FL 33142
(305) 637-9300
Mon–Fri 8:30AM–4:30PM
Clerk of Court
Miami-Dade Clerk of the Circuit Court — Civil/Foreclosure
The Clerk of the Circuit Court processes all foreclosure filings in Miami-Dade, schedules mediation referrals, and conducts the online judicial foreclosure sales.
County Recorder
Miami-Dade County Records Portal / Official Records
Sheriff / Sale Info
Miami-Dade Police / Civil Process
7905 NW 12th St, Doral, FL 33126
(305) 471-2600
Florida's judicial foreclosure sale is conducted by the Clerk of the Circuit Court, not the Sheriff. After the certificate of title is issued, the Sheriff or a court-employed process server executes the Writ of Possession directing the former owners to vacate.
Foreclosure Mediation in Miami-Dade County
Florida's Supreme Court-managed mediation program automatically refers residential foreclosure cases to mediation. The Miami-Dade Circuit Court assigns a court-appointed mediator to facilitate a loan-modification or other resolution before the case advances.
Filing Requirements
- •Lis pendens recorded and foreclosure complaint filed with the Circuit Court
- •Sums and complaint personally served — service is a strict requirement
- •Homeowner typically has 20 days to file an answer after service
- •Residential foreclosure cases are automatically referred to court-managed mediation
- •A final judgment of foreclosure precedes a published notice of sale
- •The Clerk of the Circuit Court conducts the online judicial sale
- •No statutory right of redemption after the sale
Key Statutes
Florida Statutes § 702.01
Fla. Stat. § 702.01
Authorizes judicial foreclosure in Florida chancery — the foundation of the state's court-supervised process.
Florida Statutes §§ 702.10, 701.05
Fla. Stat. §§ 701.05, 702.10
Covers the notice requirements and the acceleration/right-to-cure provisions that protect borrowers in residential foreclosures.
Florida Statutes § 702.06 (Deficiency)
Fla. Stat. § 702.06
Permits a deficiency decree within 1 year of the sale, subject to the court's review of fair market value.
Right of Redemption
Florida does not provide a statutory right of redemption after a judicial foreclosure sale — the Clerk's sale is final. However, the mortgage contract itself may include a redemption provision. The practical protection in Miami-Dade is before the sale: almost all residential cases are referred to court-managed mediation, and the judicial process itself (commonly 12-24 months or more) gives time to negotiate a modification or settlement.
Deficiency Judgments
Florida law permits a deficiency judgment, but only through a court motion filed within 1 year of the sale (Fla. Stat. § 702.06). The court determines the property's fair market value and limits any deficiency to total debt plus costs minus that value. Miami-Dade property values and court oversight of fair value provide meaningful protection against inflated deficiencies.
Legal Aid
Legal Services of Greater Miami
Free civil legal services for qualifying low-income Miami-Dade residents, including foreclosure defense and loss-mitigation review.
Miami-Dade Foreclosure Legal Assistance / VLAG
Pro bono legal representation connecting qualifying homeowners with volunteer attorneys for foreclosure defense.
Frequently Asked Questions
How does the Miami-Dade foreclosure sale actually happen?+
The Miami-Dade Clerk of the Circuit Court conducts an online judicial sale for the property. After a final judgment of foreclosure, a notice of sale is published and the clerk auctions the home online to the highest bidder. Florida has no statutory redemption period, so the sale is final once the certificate of title is issued.
Is mediation really mandatory in a Miami-Dade foreclosure?+
Yes. Florida's Supreme Court-managed mediation program automatically refers residential foreclosure cases to mediation. Your Miami-Dade case will be assigned a court-appointed mediator with whom you and the lender must confer — this is often the most effective moment to negotiate a loan modification or other workout.
How long does a Miami-Dade foreclosure take?+
Florida judicial foreclosures average 12-24 months from complaint to sale, and contested cases can take 3+ years. The longer timeline works in your favor by giving you time to negotiate, save, cure, or build a defense.
Will I owe a deficiency after a Miami-Dade foreclosure?+
The lender can seek a deficiency, but only by motion within 1 year of the sale and only subject to the court's fair-market-value determination. Given Miami-Dade's strong property values and Florida's fair value rule, deficiencies are often limited or avoided.
Where can I get free help in Miami-Dade?+
Legal Services of Greater Miami provides free civil help to qualifying residents. Start with a HUD-approved housing counselor and request mediation representation. You can also contact the Volunteer Legal Assistance Group for pro bono foreclosure defense.
More Resources for Miami-Dade County Homeowners
Florida Foreclosure Laws
Complete state-level guide to foreclosure laws, timelines, and homeowner protections.
Foreclosure Defense
Comprehensive defense strategies to stop or delay foreclosure in any U.S. county.
Free Case Review
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