Eviction in Duval County: A Landlord’s Guide to Selling Without the Stress

If you are a landlord in Jacksonville dealing with a non-paying tenant, a squatter, or a lease violation, you are likely already frustrated by the legal hurdles.

In Duval County, the eviction process is strict, expensive, and time-consuming. From serving the “Three-Day Notice” to waiting for the Sheriff to execute a “Writ of Possession,” you could be looking at months of lost rent and thousands of dollars in legal fees.

This guide is designed to help landlords in Jacksonville, Atlantic Beach, and Neptune Beach understand the eviction timeline and how to sell your rental property with the tenant in place to stop the bleeding immediately.

The Duval County Eviction Timeline (The “Hard Way”)

The eviction process in Florida is governed by Chapter 83 of the Florida Statutes. In Duval County, you must follow these specific steps strictly, or your case will be thrown out by the judge.

Step 1: The Proper Notice Before you can file a lawsuit, you must serve the correct notice to the tenant:

  • 3-Day Notice: For failure to pay rent (excludes weekends and legal holidays).
  • 7-Day Notice: For lease violations (curing or non-curing).
  • 15-Day Notice: To end a month-to-month tenancy.

Step 2: Filing the Complaint If the tenant does not leave or pay, you must file a “Complaint for Eviction” with the Duval County Clerk of Courts.

  • Where: You can file at the downtown courthouse (501 W. Adams St.) or the Beaches Branch (1543 Atlantic Blvd).
  • The Cost: The filing fee for an eviction is approximately $401.00.

Step 3: The Summons & Judgment Once filed, the tenant is served a summons (usually by a private process server or Sheriff deputy). They have 5 days to respond. If they fail to respond, you can file for a “Default Judgment.” If they do answer and deposit rent into the Court Registry, a hearing will be set.

Step 4: The Writ of Possession If you win the judgment, the Clerk issues a “Writ of Possession.” This is the only legal document that allows physical removal of the tenant.

  • Sheriff’s Fee: You must pay a non-refundable fee of $90.00 per person to the Jacksonville Sheriff’s Office to serve this writ.
  • The Final 24 Hours: The Sheriff posts the writ on the door, giving the tenant 24 hours to vacate. If they don’t leave, the Sheriff returns to physically remove them.

The Hidden Costs of Eviction

Many landlords underestimate the true cost of removing a tenant in Jacksonville.

  • Lost Rent: You cannot collect rent during the eviction process, which often takes 3-6 weeks or longer if contested.
  • Repair Costs: Angry tenants often damage the property before leaving (holes in walls, concrete in drains, missing appliances).
  • Sheriff & Legal Fees: Between filing fees ($401), Sheriff service fees ($90+), and attorney costs, you can easily spend $1,500 – $3,000 just to get your keys back.

Your Options: Evict or Sell?

Option 1: Finish the Eviction (Keep the Stress) You continue paying the mortgage, taxes, and insurance while receiving zero rent. You attend hearings at the Duval County Courthouse and hope the tenant doesn’t destroy the house on their way out.

Option 2: Sell With the Tenant In Place (Walk Away) You can sell the property today, regardless of the tenant situation.

We Buy Duval County Rental Properties.

  • We Buy the Lease: We inherit the “bad” tenant. You don’t need to evict them.
  • We Buy As-Is: If the tenant trashed the unit, we don’t care. We buy it in current condition.
  • Cash Closing: We can close in as little as 7 days, putting cash in your pocket and ending your landlord liability instantly.

Important Contact Information

  • Duval County Clerk of Courts (Eviction Division)
    • Address: 501 W. Adams St., Room 1051, Jacksonville, FL 32202.
    • Beaches Branch: 1543 Atlantic Blvd, Neptune Beach, FL 32266.
    • Phone: (904) 255-2000.
  • Jacksonville Sheriff’s Office (Civil Process Unit)
    • Address: 501 W. Adams St., Room 1046, Jacksonville, FL 32202.
    • Phone: (904) 630-2136 (Civil Unit).

Ready To Sell Your Property?

Don’t Let a Bad Tenant Bankrupt You. If you are tired of chasing rent, dealing with squatters, or navigating the Duval County court system, we can help. Fill out the form below for a fair cash offer on your rental property.

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Areas We Serve in Duval County

We provide solutions for landlords across the county, including but not limited to:

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