Pre-Foreclosure & Lis Pendens in Florida: the timeline, your options, and how to sell for cash
A lis pendens is the public notice a lender records when it files a foreclosure lawsuit. It does not mean you've lost the house. You can still sell, but the lis pendens has to be released at closing, so the sale must pay off the lender in full or be approved by them.
How pre-foreclosure works in Florida, step by step
The stages below follow the Florida Statutes. Each county's Circuit Court, Clerk and Tax Collector handle the local steps — pick your area below for those details.
Breach letter
Most mortgages require the lender to send a notice of default (breach letter) giving you time — usually 30 days — to cure before it accelerates the loan.
Lis pendens recorded
When the lender files suit in the county Circuit Court, it records a lis pendens in the county public records (s. 48.23, Fla. Stat.). Title searches will now show it.
Summons served
You have 20 days from service to file a response. Missing it can lead to a default judgment.
Case moves forward
The case heads toward summary or final judgment. This is the best window to sell on your terms.
Release at closing
When the sale pays off the loan, the lender dismisses the case and the lis pendens is released, clearing title.
Every option, honestly compared
Respond to the lawsuit
Filing an answer within 20 days keeps your options open. A Florida attorney or a HUD-approved housing counselor can help.
Ask for loss mitigation
Send your servicer a complete loss-mitigation application. Federal rules limit some actions while a complete application is under review.
Refinance or reinstate
Possible if your income has recovered and you have equity.
Sell with an agent
Works if the lis pendens case is early and buyers can still get financing on your timeline.
Sell for cash
We can close around an active lis pendens, pay the lender through the title company, and have the case dismissed.
Pre-Foreclosure & Lis Pendens help by county and city
Local pages include the court, Clerk and neighborhoods for each area.
Broward County · 17th Circuit
Duval County · 4th Circuit
Hillsborough County · 13th Circuit
Lee County · 20th Circuit
Miami-Dade County · 11th Circuit
Orange County · 9th Circuit
Osceola County · 9th Circuit
Palm Beach County · 15th Circuit
Polk County · 10th Circuit
St. Lucie County · 19th Circuit
Three steps. Your schedule.
No listing, no staging, and no strangers walking through your Florida house. Here's the whole process.
Tell us about the house
Share the address and a few details online or by phone. It takes about two minutes and costs nothing.
Get a written cash offer
We review the property and recent nearby sales and send a no-obligation cash offer, usually within 24 hours.
Pick your closing date
Close in as little as 7 days through a Florida title company, or pick a later date. We cover normal closing costs.
Cash sale vs. listing with an agent
Listing can bring a higher sticker price, but only after repairs, commissions and months of carrying costs come out of it.
| Traditional sale | QuikCashOffers | |
|---|---|---|
| Repairs before selling | Usually expected | None — sold as-is |
| Agent commissions | Often 5–6% | $0 |
| Showings and open houses | Weeks or months | None |
| Time to close | 30–60+ days after a contract | As little as 7 days |
| Financing risk | Buyer's loan can fall through | Cash — no loan needed |
| Closing costs | Often split or paid by seller | Normal costs covered by us |
Florida pre-foreclosure questions
What is a lis pendens in Florida?
It is a recorded notice that a lawsuit affecting the property is pending. In foreclosure, the lender records it when it files the complaint so anyone buying the house is on notice.
Can I sell a house with a lis pendens on it?
Yes. The title company gets a payoff from the lender, pays it at closing, and the lender then dismisses the case and releases the lis pendens.
How long do I have to respond to a foreclosure summons in Florida?
Twenty days from the date you were served. If you need more time, talk to a Florida attorney right away.
Is a notice of default the same as a lis pendens?
No. A notice of default (or breach letter) comes from the lender before a lawsuit. A lis pendens is recorded once the lawsuit has been filed.
Do you buy in every Florida county?
We focus on the counties and cities listed on this page and review other Florida addresses case by case. Submit the address and we'll tell you within a day.
Is this legal advice?
No. This guide summarizes Florida law in plain English. For advice about your case, talk to a Florida attorney.
Get a cash offer on a house with a lis pendens anywhere in Florida.
Two minutes to submit and a written offer within 24 hours.