Florida Tax Deed & Tax Lien Sales 2026

How tax sales work in Florida

Florida operates in two stages under Chapter 197. In the first stage, each county tax collector sells tax lien certificates on parcels whose prior-year taxes are unpaid; the sale must begin on or before June 1 and is now almost entirely online. Bidders compete by lowering the interest rate, from 18 percent downward, and the lowest rate wins. Certificates with no bids are struck to the county and can be bought later at 18 percent. In the second stage, a certificate holder who has waited two years from April 1 of the year of issuance may apply to the tax collector for a tax deed. The collector prepares the file, the clerk of court gives notice, and the clerk auctions the property to the highest bidder. If no one bids above the opening bid, the applicant receives the deed.

Redemption and interest

The owner can redeem a certificate at any time before the tax deed is issued by paying the face amount plus the bid rate, with a statutory minimum of 5 percent regardless of how low the rate went, except for certificates bid at zero. At the deed stage the opening bid covers all certificates, interest, fees and, for homestead property, an additional amount equal to half the assessed value. Once the clerk receives full payment from the winning bidder and issues the deed, the owner’s redemption right is gone. Surplus above the taxes and costs is held for lienholders and the former owner.

When and where sales happen

Certificate sales run in late May and early June across all 67 counties, mostly on two competing online platforms. Tax deed auctions happen year-round, with larger counties selling weekly or monthly and small counties a few times a year. Each clerk publishes its own calendar and terms.

What to check before you bid

For certificates, focus on assessed value relative to the lien and whether the parcel is homestead. For deeds, pull the clerk’s file: it lists the notified parties and the opening bid. Search for municipal code enforcement liens, special assessments and government liens that survive, and check for federal liens, which carry a 120-day window. Confirm occupancy and whether the property sits in a HOA or condominium. Check flood zone and insurability, which drive resale in coastal counties.

How AuctionScouts helps here

AuctionScouts aggregates certificate and tax deed lists from Florida counties, scores every parcel from 0 to 100 on our baseline model, and flags recorded liens likely to survive the deed. The calendar tracks each county’s deed auction dates and the annual certificate sale.