Mennonite Board of Missions v. Adams
1983Established that due process requires actual notice to interested parties, fundamental to Florida tax sale notice requirements.
FL
Florida
Tax Deed
Florida tax lien auctions are conducted annually by county tax collectors on or before June 1, using a reverse auction format where bidders compete to accept the lowest interest rate, capped at 18%. This process creates a tax certificate, a first-priority lien, which the owner may redeem within two years before a tax deed application can be initiated.
| Upcoming auctions | 0 |
| Counties covered | 67 |
| BS&A municipalities | 45 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Tax lien certificate
- Redemption period
- Minimum 2 years
- Sale frequency
- Annual (by June 1)
- Max interest rate
- 18%
- Min interest rate
- 5%
- Deed type
- Tax deed
- Bidder deposit
- Varies by county
Statutory framework
| Sale Type | Tax Lien |
| Redemption Period | The redemption period is at least two years from April 1 of the year the tax certificate is issued. Redemption is possible at any time before a tax deed is issued by the Clerk of the Circuit Court. |
| Penalty / Interest | Tax certificates bear interest at a rate bid by the purchaser, capped at 18% per year. A mandatory minimum interest of 5% applies if the certificate is redeemed. |
| Jurisdiction Type | County |
| Jurisdiction Count | 67 |
| Typical Sale Month | June |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Florida utilizes an online reverse auction format where bidders compete to accept the lowest interest rate. Bidders must register with the specific county, and some may require deposits. The minimum bid is the face amount of the certificate, including taxes, interest, and fees. Winning bidders must pay the total amount to the Tax Collector or Clerk of the Courts.
Post-sale obligations
Certificate holders have no possession rights or maintenance obligations. The Tax Collector manages redemption payments. If the certificate is not redeemed within the statutory period, the holder may apply for a tax deed, which triggers a separate public auction process.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Florida tax deed purchase.
Estimated cost$3,500
Timeline4 mo.
Notable counties
Key Florida counties for tax deed investors.
Miami-Dade County
Features a high volume of sales and a complex urban property market.
Broward County
Known for significant volume and frequent use of online auction platforms.
Recent statutory changes
- Effective July 1, 2024, amendments to Fla. Stat. § 196.011(9) require a 30-day notice period before a lien can be filed for back taxes on improperly received homestead exemptions.
How to bid at a Florida tax deed auction
Step-by-step process for participating in Florida tax deed sales.
- 1
Research delinquent properties
Review the county's advertised list of delinquent taxes to identify potential certificates.
- 2
Register as bidder
Complete the required registration on the specific county's designated tax sale website.
- 3
Submit required deposits
If the county requires a deposit, ensure it is submitted by the specified deadline.
- 4
Participate in auction
Place bids during the online reverse auction, bidding down the interest rate from the 18% maximum.
- 5
Pay winning bid
If awarded a certificate, pay the total amount due to the Tax Collector within the required timeframe.
Applicable statutes
Primary statute sections governing tax deed sales in Florida.
Fla. Stat. § 197.432
Governs the sale of tax certificates for unpaid taxes.
Fla. Stat. § 197.472
Governs the redemption of tax certificates.
Fla. Stat. § 197.502
Governs the application for a tax deed by a certificate holder.
Notable case law
Landmark court decisions affecting Florida tax deed investors.
Vosilla v. Rosado
2006Emphasized the importance of proper notice and the duty of taxing authorities to update addresses when provided.
Frequently asked questions
Common questions from Florida tax deed investors.
- The redemption period for a tax certificate is at least two years from April 1 of the year of issuance. The owner may redeem at any time before the tax deed is issued.
- While not strictly mandatory to hold the deed, it is standard practice to clear clouds on the title and make it insurable.
- Tax deeds do not provide a warranty of title. Certain governmental liens, easements, and covenants may survive the sale.
- If notice requirements were not strictly followed, the tax deed may be declared void by a court.
- They are public auctions held by the Clerk of the Circuit Court after a tax deed application is processed.
- Yes, but you have no legal right to enter the property; inspections must be exterior or virtual.
How does Florida's redemption period work for tax deed purchases?
Do I need a quiet title action after a Florida tax deed purchase?
What title risks should a Florida tax deed buyer know about?
What happens if the former owner challenges a Florida tax sale?
How are Florida tax deed auctions typically conducted?
Can I inspect properties before bidding at Florida tax sales?
Title Risk Flags
Tax deeds do not provide a warranty of title, and certain governmental liens may survive the sale. Private purchasers may face liability for environmental hazards on the property.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.