Madera County Property Deed Records
Madera County deed records are kept by the County Recorder office in Madera. The recorder maintains property deeds, transfers, liens, and other land documents for all areas within county boundaries. Their online database covers records from 1980 to the present. You can search these files by grantor or grantee name, document number, or legal description. Most people search by name to find ownership transfers and property history. The county serves over 155,000 residents and stretches from the San Joaquin Valley floor up into the Sierra Nevada foothills and mountains. All deed work for properties throughout this geographically diverse county flows through the Madera office.
Madera County Quick Facts
County Recorder Office
The Madera County Recorder office can be reached at (559) 675-7724 during business hours. This office handles all property deed recordings for Madera County. When you buy or sell real estate anywhere in the county, the deed must be filed here to transfer ownership officially and protect your interest against later claims by others.
Madera County offers electronic recording through approved vendors. This allows title companies and attorneys to submit deeds electronically instead of bringing paper to the office or mailing documents. Electronic recording is faster and more reliable. Documents record within hours rather than days or weeks. Most professionals use this method for time-sensitive transactions.
To learn about California's notary requirements for deed signatures, visit the Secretary of State notary portal where you can find information about notary commissions, acknowledgment requirements, and how to verify a notary is properly commissioned to notarize deed signatures and other legal documents.
All deed signatures must be notarized unless the document type specifically does not require notarization. The notary acknowledgment must include the notary's commission number and expiration date. The Secretary of State oversees notary commissions in California and investigates violations of notary law. Improperly notarized documents get rejected by county recorders.
Recording fees in Madera County follow California state guidelines. The base fee is typically around $14 to $20 for the first page depending on document type. Each additional page costs $3. The county also collects state-mandated fees for fraud prevention and affordable housing. Documentary transfer tax is calculated separately based on the property sale price or value.
Search Records Online
The online database covers deeds from 1980 forward. You can search by grantor name, grantee name, document type, or recording date. Type in a last name to see all matching records. The system shows who transferred property to whom, when it was recorded, and the document type.
Basic index information is available without payment. Viewing actual document images typically requires a fee. The county charges per page for digital copies. Some people search the free index first to identify relevant documents, then pay only for those they need to view or download in full.
For deeds recorded before 1980, you must contact the office directly or visit in person. Staff can search older paper indexes and microfilm to locate historical records. Very old documents may require special handling due to age and storage conditions. Call ahead if you need access to pre-1980 records.
California law requires property transfers to be in writing. Civil Code Section 1091 states that estates in real property can only transfer by operation of law or by written instrument signed by the person disposing of the interest. Recording provides constructive notice and protects your ownership rights.
Common Deed Types
Grant deeds transfer property ownership with limited warranties. The grantor promises they have not previously conveyed the property to anyone else and that no hidden encumbrances exist beyond those disclosed. Under California Civil Code Section 1113, these warranties are implied from the use of the word "grant." Most California home sales use grant deeds.
Quitclaim deeds provide no warranties at all. The grantor simply releases whatever interest they have in the property. These work well for family transfers, clearing title issues, or divorce situations. If you want to remove your name from a property you co-own, a quitclaim deed handles it quickly without the warranties required in a grant deed.
Deeds of trust secure mortgage loans against real property. When you finance a home purchase, you sign a deed of trust giving the lender a security interest. If you default, they can foreclose. After paying off the loan, the lender files a reconveyance deed releasing their claim. Both documents appear in public records.
Other documents include liens and easements. Tax liens from unpaid taxes. Mechanic's liens from contractors seeking payment. Utility easements allowing companies to maintain infrastructure across private land. All of these affect property ownership and show up in title searches.
How to Record a Deed
Recording in person is most straightforward. Visit the Madera County Recorder office with your original document and payment. The clerk checks it for proper formatting, calculates the total fee, and processes it immediately. You leave with your recorded copy showing the official stamp and recording information.
You can record by mail if you cannot visit in person. Send your original document plus payment to the Madera County Recorder office. Include a self-addressed stamped envelope if you want the deed returned after recording. Processing takes one to two weeks depending on mail volume. Always use a check or money order, never cash.
Electronic recording is available through certified vendors approved by the California Attorney General. Title companies and law firms use this method regularly because it is faster than paper. Documents upload electronically and record within hours if submitted before the cutoff time. This costs more but saves significant time.
All documents must meet California recording standards. One-inch margins on sides and bottom, three inches at top for the recorder stamp. Text must be legible in at least 8-point font. Signatures need notarization with the notary's commission number and expiration date shown. Missing any requirement causes rejection and delay.
Documentary Transfer Tax
Transfer tax applies when property sells for money or other consideration. California charges 55 cents per $500 of the sale price. If you sell land for $200,000, the calculation is $200,000 divided by $500, times $0.55, which equals $220 in transfer tax payable at recording.
Certain transfers are exempt. Gifts where no money changes hands. Transfers between spouses due to divorce. Transfers to satisfy a pre-existing debt. The deed must declare the exemption reason or state the full cash value. Making false statements about consideration can result in penalties and back taxes.
Madera County does not impose additional city transfer taxes. The standard California rate applies throughout the county. This keeps transaction costs lower compared to coastal urban areas where cities add substantial transfer taxes on top of the basic state and county rates.
Cities in Madera County
Madera County includes several incorporated cities. All property deeds within city limits must be recorded with the Madera County Recorder. No cities in Madera County exceed the 100,000 population threshold.
Cities in the county include Madera, Chowchilla, and the mountain community of Oakhurst (unincorporated). Properties within these areas and throughout unincorporated county territory all require recording with the Madera County Recorder office.
Note: The county stretches from valley farmland through foothill communities up to Sierra Nevada mountain areas including parts of Yosemite National Park.
Adjacent Counties
If your property lies outside Madera County boundaries, check these neighboring counties: