The Strip You Have Been Mowing
Fla. Stat. 95.18 — 7 years, the taxes paid, and a return filed with the property appraiser
In Florida, no action to recover real property may be maintained unless the person seeking it, or a predecessor, was seized or possessed of it within 7 years before the action.
Without color of title. Actual continued possession for 7 years under a claim of title, with all outstanding taxes and special improvement liens paid within 1 year after entering, a return filed with the county property appraiser within 30 days after that, and every later year's taxes paid. The land must be enclosed, or cultivated, maintained or improved in a usual manner.
The return. It is on a Department of Revenue form, names the claimant and the date of entry, describes the property, and is sworn. The property appraiser mails a copy to the owner of record, tells the owner that a timely tax payment by the owner has priority, and notes the claim on the tax roll.
With color of title. Continued possession for 7 years under a written instrument, decree or judgment holds the property adversely, and the instrument must be recorded with the clerk of the circuit court.
The statute sets the time. What kind of possession counts beyond what the statute itself says comes from Florida court decisions, which this page does not quote. Whether a particular strip of land has changed hands, and how to bring or answer an action over it, are questions for a licensed Florida attorney.
Sources for this section (3)
- Fla. Stat. 95.18 — Real property actions; adverse possession without color of title
- Fla. Stat. 95.12 — Real property actions
- Fla. Stat. 95.16 — Real property actions; adverse possession under color of title
Legal information, not legal advice. Verified as of September 2026. Applying it to a particular situation is the work of a licensed Florida attorney.