SSDF

Clerk atlas

The clerk is the ledger. This is the map.

The clerk is the ledger. Submitters reach the clerk through listed vendors. SSDF publishes a machine-readable atlas of that surface and mints Passports over recording receipts. SSDF does not record, does not endorse vendors, and does not resell Miami-Dade's paid commercial feed.

Buy the atlasRecording Receipt ProtocolTitle File ReviewGET /api/clerk

Vendor path

Typical Florida submitters: CSC, Simplifile (ICE), eRecording Partners Network. Miami-Dade and Palm Beach also list Hopdox, Swift, e-Docs, Indecomm. Every clerk page we read says the office cannot recommend a vendor.

Commercial data

APIs are not universal. Miami-Dade sells Commercial Data Services ($110/folder/month, Official Records images FTP $420/month, API $0.20/request). Broward posts 10 days of Official Records FTP at no charge. That is the clerk's product. SSDF maps it; SSDF does not scrape it.

Fraud alerts

Florida Court Clerks & Comptrollers publishes a statewide property-alert directory. Many counties use PropertyFraudAlert.com (a CSC product) or a clerk-built Risk Alert. Free. An alert is not a title search.

67 counties · typical vendors are unverified until the clerk site says so.

Miami-Dade

FL12086Clerk-listed

Fla. Stat. ch. 28: the Clerk is the official recorder. Recording fee most instruments $10 first page, $8.50 each additional. Documentary stamps $0.60/$100; Miami-Dade surtax $0.45/$100. eRecording 1–3 business days; no same-day guarantee. Clerk is precluded from recommending vendors.

Official Records: search

Commercial data: paid API (clerk product)

Commercial Data Services: $110/folder/month; Official Records images FTP $420/month; API $0.20 per request. Register at the clerk developer portal. This is the clerk's paid feed — SSDF does not resell it.

Fraud alert: FCCC directory. Not a title search.

Chain index: none. Florida Official Records are the ledger.

County JSON

Receipt binder

Bind the clerk's act. Not the land.

A Recording Receipt Passport attests that a packet contains a clerk receipt (county, instrument number, book/page, vendor). It does not attest ownership. The clerk recorded. SSDF licensed the packet. This preview is not a stamp. Buy the protocol to license the spec. A live Passport still requires settlement.

Preview · not a clerk stamp

{
  "@context": [
    "https://www.w3.org/ns/credentials/v2"
  ],
  "type": [
    "VerifiableCredential",
    "SSDFRecordingReceipt"
  ],
  "issuer": "did:web:ssdf.site",
  "preview": true,
  "credentialSubject": {
    "kind": "recording_receipt",
    "county": "Miami-Dade",
    "state": "FL",
    "fips": "12086",
    "vendor": "csc",
    "instrumentNumber": "CFN-0000000000",
    "book": null,
    "page": null,
    "recordedOn": null,
    "ledger": "official_records",
    "attests": "packet_contains_clerk_receipt",
    "doesNotAttest": [
      "ownership_of_land",
      "title_insurance",
      "that_SSDF_recorded_the_instrument",
      "that_a_token_is_the_deed"
    ]
  }
}
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Dual-ledger watch

Bergen digitized an index. That is not a Florida deed.

Bergen County, NJ (announced 28 May 2025): five-year Balcony contract, ~$100k/year, ~370,000 deeds on Avalanche. Clerk Hogan called it digitizing records. Press said tokenize. The recording statute still governs. Catalogued here as a digitize-index pilot and a dual-ledger watch item — not Florida title, not a SKU of land.