Florida eviction cost: what landlords actually pay.
Evicting a tenant in Florida has three mandatory cost layers: court filing fees, service of process, and the sheriff's writ-of-possession fee. Attorney fees are optional for individual landlords but required for LLCs and corporations. Here is the full breakdown.
Summary
An uncontested residential eviction in Florida costs $310–$375 in mandatory court costs (filing fee, service of process, writ of possession). With flat-fee eviction counsel, the all-in cost is typically $800–$1,600. Contested cases with hearings run $3,000–$7,000+.
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Cost breakdown
Every fee a Florida landlord pays, by stage.
Costs below reflect 2026 fees for a standard residential non-payment eviction in Miami-Dade County. Most Florida counties have similar (but not identical) fee schedules. Verify current amounts with the county clerk before filing.
| Item | Low | High | Notes |
|---|---|---|---|
| Filing fee — possession only | $185 | $185 | Standard residential forcible-detainer filing in most FL county courts. Miami-Dade confirmed $185 as of 2026. |
| Service of process | $40 | $100 | Sheriff or licensed process server. Multiple service attempts increase the fee; each attempt is billed separately. |
| Writ of possession (sheriff fee) | $85 | $90 | Paid to the sheriff's civil division when the writ is issued after judgment. |
| Total court costs — uncontested | $310 | $375 | Typical all-in court-cost range for a straightforward residential non-payment case. |
| Eviction counsel — flat fee, uncontested | $500 | $1,200 | Flat-fee eviction services cover notice preparation, complaint filing, default motion, and writ coordination. |
| Eviction counsel — contested (hourly) | $1,500 | $5,000+ | Contested cases with hearings, motions, and potential appeals. Billed hourly at prevailing Florida rates. |
| All-in, uncontested with counsel | $800 | $1,600 | Court costs plus flat-fee counsel. Typical range for an LLC-owned property (where counsel is required). |
Fee amounts are estimates. Verify current schedules with your county clerk. Attorney fees vary by provider and case complexity. Consult a Florida-licensed attorney before relying on these figures.
Cost factors
What makes a Florida eviction more expensive.
- 1
Contested case
When a tenant files a written response and deposits rent into the court registry, the case moves to a contested hearing. Each hearing, motion, and continuance adds attorney time. Contested evictions in Florida rarely cost less than $3,000 in total legal fees — and if the tenant appeals, the cost can reach $10,000+.
- 2
LLC or corporate ownership
If the property is held in an LLC, corporation, or any entity other than a natural person, a Florida Bar-licensed attorney must represent you in court. This rule eliminates the pro-se option entirely. There is no exception for single-member LLCs or simple cases. Budget for attorney fees from the start.
- 3
Multiple service attempts
If the tenant cannot be located for personal service, the sheriff or process server makes additional attempts — each billed separately at $40–$60. After repeated failures, you may pursue posting and mailing service, which also delays the case timeline while fees accumulate.
- 4
Money-damages claim
If you add a claim for back rent or damages beyond possession, the filing fee scales with the amount claimed. Claims over $8,000 must be filed in circuit court (not county court), where filing fees are higher and the procedural requirements are more involved.
The cost of one error often exceeds the cost of counsel
A single procedural error — wrong notice language, miscounted days, improper service — results in dismissal and a mandatory restart. Each restart means paying the filing fee again, re-serving the notice, and losing weeks of additional rent while the property sits occupied. The lost rent alone in a Florida metro typically runs $1,500–$3,000 for every month of delay.
FAQ
Florida eviction cost — common questions.
How much does it cost to evict a tenant in Florida?
For an uncontested residential eviction where an individual landlord represents themselves (pro se), total court costs typically run $310–$375 in most Florida counties. If you hire flat-fee eviction counsel, add $500–$1,200, bringing the all-in cost to roughly $800–$1,600. Contested evictions with hearings and motions can cost $3,000–$7,000 or more in total legal fees. LLCs and corporations must use a licensed attorney — there is no pro-se option for entity-owned properties.
What is the filing fee to evict a tenant in Florida?
The county court filing fee for a residential eviction (forcible detainer, possession only) is approximately $185 in most Florida counties. If you add a money damages claim — back rent, damages — the filing fee scales with the amount claimed. A claim exceeding $8,000 moves the case to circuit court, where filing fees and procedural requirements are higher. The $185 filing fee does not cover service of process or the writ of possession sheriff fee.
What is the sheriff fee for a Florida eviction?
Florida sheriffs charge separately for service of process ($40–$100 per attempt) and for executing the writ of possession ($85–$90). These fees are paid directly to the sheriff's civil division — not the court clerk — when filing the respective documents. Fee schedules are set by county and can vary; confirm the current amounts with your county clerk or sheriff's civil office before filing.
Can I recover eviction costs from my tenant in Florida?
You can include a claim for back rent in your eviction complaint. Florida law allows the court to award reasonable attorney's fees to the landlord if the lease contains a fee-shifting clause and the landlord prevails. Court costs are generally recoverable as a matter of course in a successful eviction. However, collecting a judgment from a vacated tenant is a separate civil enforcement process — a judgment is not the same as cash in hand.
Does eviction cost more if my property is in an LLC?
Yes, in the sense that you cannot file pro se — all entities (LLCs, corporations, partnerships) must be represented by a Florida Bar-licensed attorney in court proceedings, including evictions. This means the court-cost savings from self-representation ($500–$1,200 in attorney fees) are not available. The filing fees and sheriff fees themselves are the same regardless of ownership structure.
Know your costs before you file.
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Get a flat-fee quoteLast reviewed: 2026-08-17. Fee schedules change — verify current amounts with your county clerk before filing. Consult a Florida-licensed attorney before relying on these figures.