1. General Warranty Deed

What It Is

A General Warranty Deed provides the strongest title protection. The seller guarantees clear title and defends against past and future claims.

When It’s Used

• Standard residential and commercial sales
• Transactions requiring full title assurance

Pros

• Maximum buyer protection
• Seller guarantees against all title defects

Cons

• Seller assumes full liability
• Slightly higher closing costs

Costs

• Documentary Stamp Tax: $0.70 per $100 of sale price
• Recording Fees: $10 first page + $8.50 each additional page
• Title Insurance: Recommended

2. Special Warranty Deed

What It Is

Provides limited protection—seller only warrants title during their ownership.

When It’s Used

• Foreclosures
• Bank-owned property sales

Pros

• Some buyer protection
• Lower seller liability

Cons

• No coverage for prior title issues

Costs

Same as General Warranty Deed.

3. Quit Claim Deed

What It Is

Transfers whatever interest the grantor has—without warranties.

When It’s Used

• Family transfers
• Divorce settlements
• Title corrections

Pros

• Quick and inexpensive
• Ideal for trusted parties

Cons

• No title protection
• Risk of unknown liens

Costs

• Documentary stamp tax applies if consideration or mortgage exists
• Recording fees similar to others

4. Life Estate Deed

What It Is

Grants lifetime use to the owner and transfers remainder interest to beneficiaries at death.

When It’s Used

• Estate planning to avoid probate

Pros

• Probate avoidance
• Retains lifetime control

Cons

• Limits ability to sell or mortgage later
• Medicaid implications

Costs

• Legal drafting fees
• Standard recording fees

5. Lady Bird Deed (Enhanced Life Estate)

What It Is

Allows owner to retain full control and change beneficiaries anytime. Transfers property outside probate at death.

When It’s Used

• Flexible estate planning

Pros

• Avoids probate
• Owner can sell or mortgage freely
• Medicaid planning benefits

Cons

• Must be properly drafted
• Creditors can still claim

Costs

• Legal fees for drafting
• Recording fees

6. Bargain and Sale Deed

What It Is

Implies ownership but offers no warranties.

When It’s Used

• Tax sales
• Estate settlements

Pros

• Useful when full warranties aren’t possible

Cons

• No title protection

Costs

Same as other deeds.

Comparison Table

Cost Summary

• Documentary Stamp Tax: $0.70 per $100
• Recording Fees: $10 first page + $8.50 each additional page
• Legal Fees: $300–$600+ for complex deeds
• Title Insurance: Recommended for warranty deeds

Final Thoughts

Choosing the right deed in Florida depends on:

• Protection vs. Liability
• Estate Planning Goals
• Transaction Context

Always consult a qualified real estate attorney or title professional before executing a deed.

Castle Rock Capital Funding is a Florida licensed mortgage brokerage. See our Consumer Loans page, or start your application.

Where did defective drywall come from?

2004 saw the Gulf Coast get hammered with several hurricanes only to be followed in 2005 by Hurricane Wilma. These hurricanes coincided with the building boom which caused American drywall suppliers to run short on supply. In order to keep up with demand, suppliers started shipping in drywall from overseas, particularly China. Unfortunately, much of this drywall contained hazardous sulfuric compounds that would leach out of the drywall causing severe health problems for humans and pets and great damage to wiring, plumbing, and other metal items in homes. 

Why does the problem persist after the drywall is removed?

Concrete, being a porous substance, would absorb much of those compounds. Even after the defective drywall was stripped out of a property and replaced, the compounds would leach back out of the concrete if the property was not mitigated properly. In most jurisdictions, a seller must disclose to buyers that a home once had defective drywall, so even if a property has been remediated properly, resale could be impacted. That being said, many investors are able to acquire homes that once had defective drywall for less because of the stigma that goes along with such a property, but they would still have disclosure requirements to adhere to if they wanted to sell the property or, in many cases, if they were renting it. 

What should a buyer ask about a home built around 2006?

Be very wary and ask questions regarding homes built around 2006. You might just be walking into an unknown problem.

Castle Rock Capital Funding is a Florida licensed mortgage brokerage. See our Consumer Loans page, or start your application.