Florida Tax Deed Sales (2026)
Florida sells the tax lien first and the property second. Property taxes go delinquent April 1; by June 1 the tax collector auctions a tax certificate to the bidder accepting the lowest interest rate, with a mandatory 5% minimum return. After two years unpaid, the certificate holder can apply for a tax deed; the clerk of court then auctions the property online to the highest bidder, with an opening bid of the taxes, interest and costs (plus half the assessed value if the property is homesteaded). The owner can redeem right up until the clerk receives full payment; the winner posts $200 or 5% and pays the balance within 24 hours; and the deed comes with no warranty, so a quiet-title action or a tax-title certification is what makes it insurable and sellable.
The process, step by step
| Step | What happens | Statute |
|---|---|---|
| Delinquency | Taxes unpaid after April 1 (or 60 days after the bill was mailed, if later) are delinquent | Fla. Stat. 197.333 |
| Certificate sale | On or before June 1 the tax collector auctions a certificate for each delinquent parcel to the bidder accepting the lowest annual interest, from 18% down; the owner redeems by paying the certificate plus that interest, with a 5% mandatory minimum. Homestead parcels with under $250 owed are not sold and go to the county | 197.432, 197.472 |
| Two-year wait | The certificate holder may apply for a tax deed two years after April 1 of the certificate year, and must do so within seven years or the certificate is void. The applicant pays all other outstanding certificates, current taxes and the clerk's costs | 197.502, 197.482 |
| Notice | The clerk notifies the owner, lienholders and other interested parties by certified mail and publishes the sale for four consecutive weeks | 197.522 |
| Auction | Online through the clerk's auction platform to the highest bidder. Opening bid is the certificate amount, interest, application costs and fees; for homestead property, one-half of the assessed value is added | 197.502(6), 197.542 |
| Deposit and payment | The high bidder posts a non-refundable $200 or 5% of the bid, whichever is greater, and pays the balance within 24 hours, plus documentary stamps and recording | 197.542 |
| Redemption | The owner or any lienholder can redeem by paying everything owed until the clerk has received full payment from the winning bidder; then the right ends | 197.472, 197.552 |
| Deed and surplus | The clerk issues a tax deed with no warranty. Bid money above what is owed is surplus, held for the former owner and lienholders to claim in priority order | 197.552, 197.582 |
What you actually own after the auction
| What survives a Florida tax deed | What does not |
|---|---|
| Governmental liens and municipal or county code liens, easements of record, some restrictive covenants | Mortgages, judgment liens and other private liens, provided the holder received proper notice |
| Any defect in the clerk's notice, which is the usual ground for a later challenge | The former owner's right of possession; a tax deed holder can bring an ejectment action if the occupant will not leave |
Buy it as a cash acquisition with a title-clearing budget and timeline, not as a discounted house. Occupied parcels need an ejectment; vacant ones need code-lien checks with the city, because municipal liens survive. The clerk's file for each parcel lists the noticed parties; a gap there is the risk you are pricing.
Doing the due diligence a clerk will not do for you
Pull the property appraiser record for assessed value and homestead status (it sets the opening bid), the clerk's official records for mortgages and liens and whether they were noticed, the municipal code-enforcement search, a drive-by, and a flood zone check. Then price it against the live market: our county listing pages show what the same property type is asking a mile away, and the county cap-rate ranking shows what it rents for.
Questions tax deed buyers ask
Is a Florida tax deed sale the same as a foreclosure auction?
Can the owner get the property back after a tax deed sale?
How much do I need to bid at a Florida tax deed auction?
Can I get a mortgage or sell a property bought at tax deed?
What interest do tax certificates pay in Florida?
Where are Florida tax deed sales held?
Read next
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- DSCR loans in Florida: refinancing after title is cleared
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- Florida investment property calculator (cap rate, cash-on-cash, DSCR)
- Investment property and short-term rental rules in Jacksonville
- How to buy foreclosures and short sales
- Working with an investor-focused brokerage
- Homes for sale in Florida by city and county
Process per Chapter 197, Florida Statutes; each clerk's published rules govern its sales. EAB RE Investments LLC dba Momentum Realty is a Florida real estate brokerage, not a law firm, CPA, lender or qualified intermediary. Figures are as of 2026-09-09 and change. General information, not tax, legal, lending or investment advice; nothing here promises a return. Listing data deemed reliable but not guaranteed. Equal Housing Opportunity.