Question 1

How do I monitor Miami-Dade commercial lis pendens filings systematically?

Accepted Answer

Miami-Dade County Clerk's online portal (miamidade.gov/clerks) allows daily searches for new lis pendens filings by date range and document type. Set a daily alert or monitoring script to capture new commercial lis pendens. Cross-reference property addresses with commercial property databases (CoStar, CREXI) to identify asset type and size. For active court cases, Miami-Dade Circuit Court's e-filing portal provides full docket access. Third-party services (ATTOM, CourthouseDirect, PropertyShark) also provide Miami-Dade lis pendens data with aggregation and alerting capabilities.

Question 2

What percentage of Miami commercial lis pendens proceed all the way to judicial foreclosure sale versus settling?

Accepted Answer

Based on Florida foreclosure data and Miami market observer analysis, approximately 15-25% of Miami commercial lis pendens proceed to a judicial foreclosure sale. The majority (75-85%) resolve through some form of settlement: deed-in-lieu, receiver-managed sale, discounted payoff, or loan modification. This settlement rate means that buyers who engage early in the lis pendens process are competing for deals that will almost certainly be sold - just through private negotiation rather than public auction. The objective is to be the negotiated buyer, not the auction bidder.

Question 3

Are Miami commercial foreclosure sales (from lis pendens through judgment) competitive auctions?

Accepted Answer

Florida judicial foreclosure sales are public auctions conducted by the county clerk, often online via third-party platforms. Miami-Dade conducts its foreclosure auctions through an online portal. While technically public, these auctions have specific rules: buyers must register, deposit funds, and comply with Florida foreclosure auction law. Competitive bidding is rare for larger commercial assets because the buyer pool for complex commercial properties is thin and properties often sell to the foreclosing lender at the judgment amount. Competitive auction opportunities exist mainly for smaller commercial properties where multiple buyers can qualify.