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Florida rapid resales: recorded double closings by county and quarter

We read 1,312,938 recorded conveyances published by four Florida county registers and looked for one pattern: a property conveyed to a party who conveyed it on again within 72 hours. That pattern is a double closing — the wholesale exit in which the middle party takes title. This page reports how many the registers recorded, by county and by quarter, from Q1 2021 to Q2 2026. The complete table is downloadable below.

What these counts cannot include

Recorded deeds show only double closings, where the wholesaler takes title. An assignment — the more common exit — records one deed and never names the wholesaler, so they cannot appear here at all.

Every figure on this page is therefore a floor over a structural subset of wholesale activity, not a measure of it. We publish no estimate of the part the registers cannot see, because we have no way to measure it.

1,312,938
Conveyances read
2,571
Resales within 72h
4
Counties
22
Quarters

Download the data

One row per county per quarter, the same rows the table below renders. Edition 2026q3, generated 2026-08-17. Editions are dated and are never overwritten, so a citation to this file keeps resolving to the figures it cited.

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Licensed Creative Commons Attribution 4.0 International (CC BY 4.0). Attribute to VestorsHub, vestorshub.com. The licence covers this compilation — the aggregation, the resale detection and the tables. The underlying instruments are Florida public records published by the counties named in each report and are not ours to license.

How a resale was detected

Two recorded instruments on the same parcel where the grantee of the first is the grantor of the second, and the second was recorded within 72 hours of the first. The middle party is the one that bought and resold.

The two legs are ordered by instrument number, never by the clock. Fla. Stat. §695.11 makes the consecutive official register number the legally authoritative order of recordation; §28.222 obliges the clerk to keep only the hour. Both legs of a real double closing routinely carry the same timestamp to the second, and sorting those by time reverses the chain and finds nothing.

Legs below a nominal consideration threshold are excluded, because Florida charges the documentary stamp minimum on the token consideration used by corrective deeds and by trust, LLC, divorce and partition transfers — conveyances that are not purchases.

“Same calendar day” is not “same instant.” Three of the four registers below publish a sale date with no time of day, so a zero elapsed time there means the two dates matched. Only Broward publishes an hour. That is why the table reports a same-day count and a median in days, and reports no figure finer than the source that produced it.

By county and quarter

Counts only, and no rate.The conveyance column is each county’s own denominator and the four sources are different kinds of publication — two are the Clerk’s register, two are the Property Appraiser’s sale table — so dividing one column by the other produces a number that is not comparable between counties and would read as a share of the market, which the caveat above forbids.

Hillsborough CountyFIPS 12057

QuarterConveyancesTo a companyResales ≤72hSame dayMedian gap
Q2 202612,5103,22372630 d
Q1 202610,7012,91690840 d
Q4 202511,1943,12477710 d
Q3 202511,8943,11983750 d
Q2 202512,4303,201103940 d
Q1 202510,8733,20786740 d
Q4 20249,8352,50460540 d
Q3 202411,5732,87881670 d
Q2 202412,6943,09686800 d
Q1 202410,7322,81092810 d

Miami-Dade CountyFIPS 12086

QuarterConveyancesTo a companyResales ≤72hSame dayMedian gap
Q2 202611,1803,9381661 d
Q1 202616,8706,25322170 d
Q4 202517,5496,38518110 d
Q3 202518,0276,30314120 d
Q2 202518,1786,31228220 d
Q1 202516,3495,92534240 d
Q4 202416,9306,16530180 d
Q3 202418,1586,39228220 d
Q2 202419,4896,71634260 d
Q1 202416,5395,5381561 d
Q4 202316,9805,92427200 d
Q3 202318,4096,29132230 d
Q2 202319,8396,87225170 d
Q1 202317,4645,86627170 d
Q4 202217,5905,90229220 d
Q3 202219,9026,34734180 d
Q2 202224,9757,96847380 d
Q1 202223,7436,81037280 d
Q4 202124,3797,28851390 d
Q3 202124,0476,95159480 d
Q2 202126,7447,35460570 d
Q1 202121,4745,60353530 d

Broward CountyFIPS 12011

QuarterConveyancesTo a companyResales ≤72hSame dayMedian gap
Q4 202528,19813,97323160 d
Q3 202528,73313,89622140.8 d
Q2 202528,67513,58626150 d
Q1 202525,10111,68524180 d
Q4 202426,65912,80425210 d
Q3 202428,86413,97725200 d
Q2 202429,86013,56731290 d
Q1 202425,16611,21021140 d
Q4 202327,16412,10530240 d
Q3 202329,84613,40633280 d
Q2 202331,54313,71528200 d
Q1 202326,42211,03628230 d
Q4 202228,19111,95050390 d
Q3 202233,82914,52041320 d
Q2 202241,96318,87949390 d
Q1 202242,41420,51362500 d
Q4 202144,38922,50652430 d
Q3 202147,14523,60858480 d
Q2 202149,80725,04443300 d
Q1 202144,71523,55747360 d

Osceola CountyFIPS 12097

QuarterConveyancesTo a companyResales ≤72hSame dayMedian gap
Q3 20253,38886512100 d
Q2 20255,0881,37712120 d
Q1 20254,5031,27114110 d
Q4 20244,7731,36822190 d
Q3 20244,8491,33219150 d
Q2 20245,3871,48914110 d
Q1 20244,9311,42814130 d
Q4 20234,7911,46115130 d
Q3 20235,2561,51312110 d
Q2 20235,7221,51219150 d
Q1 20234,7821,22914120 d
Q4 20225,0671,413870 d
Q3 20225,2681,433760 d
Q2 20227,3092,20133270 d
Q1 20226,8631,96017110 d
Q4 20216,9411,92324140 d
Q3 20216,6121,61812100 d
Q2 20217,2421,52118140 d
Q1 20216,2311,23317160 d

To a company counts conveyances whose grantee side names at least one company — read from the legal-form suffix on the recorded name (LLC, Inc, Corp, LP, LLP, trust and a small set of others), which is the only signal a register publishes. A purchase by a person who owns property through no entity is not counted, and a company name with no recognised suffix is not counted either.

Sources, and what each one does not cover

Each register publishes on its own schedule with its own gaps, and they are different enough that no single sentence is true of all four. Each limitation below is that publisher’s own, reproduced without summary.

Broward County Official Records

Rows present:
2021-01-04 to 2025-12-31
Time of day:
published
Look a deed up by:
CFN

Yearly bulk exports run to CY2025; only a rolling ten days of dailies is published beyond that, so 2026 is not retrievable in bulk from this source.

Hillsborough County Property Appraiser — All Sales

Rows present:
2024-01-01 to 2026-07-30
Time of day:
not published — dates only
Look a deed up by:
Doc

This is the Property Appraiser's sale table, not the Clerk's official records index — a transcription of the register rather than the register. The county's own layout says it may take several weeks for a sale to reach it, so the most recent weeks are thin rather than complete. Sale dates carry no time of day. Hillsborough sale dates carry no time of day, so an elapsed time of zero means the two conveyances share a calendar day — not that they were recorded in the same instant, which is what the same figure means for Broward. The date stored is the date of SALE as written on the deed, not the date the Clerk recorded it. The two differ across a year end: instrument 2007055159 carries a sale date of 2006-12-05. No documentary stamp tax is published, so the §201.02 reconciliation that checksums Broward's consideration at 99.15% is unavailable here. Its place is taken by the dBase header, which is verified field by field before any row is read, and by the appraiser's own qualification flags. Conveyances only. No mortgages, so nothing here can distinguish a financed purchase from the cash one a double closing looks like — a question Broward's rows can answer. The file gives one grantor and one grantee per sale, each truncated at 75 characters, with multiple owners already collapsed into a single string. Party counts are not comparable with Broward's, which indexes every name separately. A deed conveying several parcels is not imported: this table stores one parcel per instrument, and keeping one arbitrary parcel would attach a whole-portfolio price to it. Over 2024–2026 that withholds 2,757 instruments. The appraiser's qualified/unqualified flag and its reason code are published but have no column here, so they are used to verify the layout at import and are not stored.

Miami-Dade County Property Appraiser — Comparable Sales

Rows present:
2021-01-01 to 2026-07-22
Time of day:
not published — dates only
Look a deed up by:
Book.Page

Only the last THREE sales of each parcel are published, and there is no fourth slot. A resale pushed past the third slot by later activity is not merely unfound here — it is not published, and no re-import will recover it. Party-name coverage decays with slot age: both names appear on 76.0% of the most recent sales, 54.8% of the second and 38.1% of the third. A resale whose purchase leg has aged into the third slot is twice as likely to be missing a name, so apparent flip density is biased toward recent activity. That is a property of the source and must not be read as a trend in the market. Sale dates carry no time of day. Miami-Dade sale dates carry no time of day, so an elapsed time of zero means the two conveyances share a calendar day — not that they were recorded in the same instant, which is what the same figure means for Broward. There is no instrument number in this layer. Miami-Dade publishes no instrument number in this layer. The identifier is the Official Records book and page the county did publish, written book.page — look the deed up by book and page, not by document number. There is no document-type column, so a warranty deed, a quit claim, a tax deed and a certificate of title are indistinguishable. Every row is stored under the single code UNSTATED, which is this repository's word for 'the source states none' and not a Miami-Dade code. No documentary stamp tax is published, so the §201.02 reconciliation that checksums Broward's consideration at 99.15% is unavailable. Its place is taken by the service's own published schema, verified field by field before any row is read, and by two measured checksums: the appraiser's qualified-sale flag against the price column, and the recorded book/page order against the direction the chain of title actually runs. The date stored is the date of SALE as the appraiser recorded it, not the date the Clerk recorded the deed. The two differ across a year end, which is why book/page and not the date orders the legs — and why 1.2% of pairs the dates order strictly are ordered the other way by the register. This is the Property Appraiser's derived sale table, not the Clerk's official records index — a transcription of the register rather than the register itself. Conveyances only. No mortgages, so nothing here can distinguish a financed purchase from the cash one a double closing looks like — a question Broward's rows can answer. A deed conveying several parcels is not imported: the row is a parcel, so a portfolio sale appears once per folio with the whole price on each, and keeping one would make every spread computed from it wrong. The appraiser's qualified/unqualified flag and the vacant/improved flag are published but have no column here, so they are used to verify the layout at import and are not stored. They are deliberately NOT used to filter flip legs: a double close is routinely flagged unqualified.

Osceola County Property Appraiser — Certified Roll Sales (1930→)

Rows present:
2021-01-01 to 2025-09-22
Time of day:
not published — dates only
Look a deed up by:
Book-Page

Osceola County (FIPS 12097) — not Orange. The publisher's acronym OCPA is used by both counties' appraisers and the survey that recommended this source labelled it Orange; Orange's own appraiser publishes no bulk sales file, so Orange remains unsourced. An annual certified snapshot, not a feed. The 2025 file was published 2025-11-06 and its newest sale is 2025-09-22, so this register runs up to about fourteen months behind and there is no daily or monthly Osceola export to close that gap. This is the Property Appraiser's sale table, not the Clerk's official records index — a transcription of the register rather than the register. Osceola sale dates carry no time of day, so an elapsed time of zero means the two conveyances share a calendar day — not that they were recorded in the same instant, which is what the same figure means for Broward. There is no instrument number: doc_num is filled on 8,028 of 887,636 rows (0.90%) and reception_num on four. Instruments are keyed and ordered by the official-records book and page, which is the citation to type into the Clerk's own search. A deed conveying several parcels is not imported: this table stores one parcel per row, so a book and page naming more than one is withheld whole rather than attaching a portfolio price to one parcel. The same rule sweeps up the pre-2000 rows where two genuinely different instruments share one citation. The register books documents that convey nothing — death and marriage certificates, notices, building permits, even driver's licences — into the same sale table. Sixteen of its thirty codes are excluded from the conveyance vocabulary for that reason and cannot form a flip. Party names come from the normalised grantor and grantee tables, which cover 99.17% and 99.76% of sales; the rest fall back to the two flattened name slots on the sale row, which hold at most two names a side. The appraiser's qualified/unqualified flag and its reason code are published but have no column here, so they are used to verify the layout at import and are not stored.

What this report does not say

  • It states no price, no margin and no valuation. Recorded consideration exists in these registers; it is not published here, because the figures readers derive from it — after-repair value, spread, equity, discount to value — are estimates of what a property is worth, and we make none.
  • It is not a share of the market. See the caveat above the table: the majority exit records no deed naming the wholesaler at all.
  • It says nothing about whether any transaction, or the practice generally, is lawful in Florida or anywhere else. That is a question for a lawyer and this is a count of public records.
  • Four counties, not a state. Sixty-three Florida counties are absent because we have not sourced their registers, not because nothing happened in them.

Inventory in these counties

Off-market and wholesale listings currently available where these deeds were recorded.