Last Updated on September 7, 2025
Table of contents
- How We Drive Tax Lien & Deed Properties Before a Tax Sale
- Why should we drive tax lien properties before bidding?
- What should we bring on a driving tour?
- How do we plan an efficient route?
- How do we evaluate properties on site?
- When should we skip a property?
- What do we do after driving?
- FAQs
- Related articles and next steps
How We Drive Tax Lien & Deed Properties Before a Tax Sale
Making smart tax‑sale bids requires boots‑on‑the‑ground work. We never bid on a tax lien or deed unless we have seen the property ourselves. Counties warn that tax sales are “buyer‑beware” and properties are sold “AS IS,” so it’s up to bidders to investigate each property. Below is our step‑by‑step process for planning and executing a driving tour, along with tips and tools.
Why should we drive tax lien properties before bidding?
Driving properties helps us confirm basic facts (location, exterior condition, neighborhood) and avoid costly surprises. County tax collectors caution that the burden is on the bidder to research every property’s location, desirability and usefulness. Investopedia likewise notes that buyers must do due diligence because some properties are worth less than the lien amount and may have other liens attached. By driving, we see if a house is abandoned, occupied, or in poor repair, and we can talk to neighbors for additional insight.
What should we bring on a driving tour?
Preparation saves hours on the road. Our kit includes:
- A spreadsheet with each property’s address, tax amount, parcel number, and notes.
- Route planning software (we use Route4Me; MapQuest works for shorter lists).
- A GPS‑enabled smartphone or tablet.
- A notepad or voice recorder to document observations.
- Camera or phone for photos (stay on public roads—don’t trespass).
- Comfortable shoes, water and snacks.
Counties recommend using the parcel number to verify location and legal description. Keep your spreadsheet updated so you can cross off properties that no longer appear in the auction.
How do we plan an efficient route?
We aim to minimize driving time while covering every important property. Route planning software makes this simple. Here’s how we do it:
- Export your addresses from the auction list into a spreadsheet. Include only the street address in the first column.
- Use Route4Me (paid) for large lists. Create a new route, set your hotel or starting address as the first entry to make a round trip, then upload your spreadsheet. The software will optimize the order of addresses and estimate total distance. In the video, our Houston trip included about 85 properties and took nearly 11 hours to drive.
- Consider MapQuest (free) if you have 26 or fewer stops. It also allows spreadsheet upload but has a smaller limit.
- Prioritize properties. If the software shows that a property is far out of the way, decide whether it’s worth the trip. We sometimes skip remote properties unless they look very promising.
- Print or download the route with maps for offline access.
How do we evaluate properties on site?
When we arrive at a property, we stay on public roads and observe. Sacramento County warns bidders not to trespass or enter any property, so we conduct visual inspections only. We take note of:
- Exterior condition
Are there broken windows, roof damage or boarded‑up doors? A dilapidated or abandoned property may not be a good purchase.
- Neighborhood quality
Is the area clean and well‑maintained? Are nearby homes occupied? Talk to neighbors if they’re outside; they can offer insight into property history, liens or community issues.
- Access and zoning issues
Some parcels may be landlocked or in flood zones. Counties note that vacant land may lack a street address and may not be buildable. Skip properties without clear access unless the potential reward justifies the risk.
- Red flags
Look for posted code‑violation notices, environmental hazards or signs of structural failure. If you see hazardous materials or contamination, cross the property off your list.
- Documentration
Document your findings in your spreadsheet so that you can reference them before the auction.
When should we skip a property?
Route planning maps will sometimes show properties far from the cluster of other addresses. Unless they have exceptional redemption amounts or other benefits, we usually skip those to maximize efficiency. We also skip properties if our drive‑by reveals serious defects, such as being in a floodplain or being a burnt‑out shell. Investors can estimate risk by comparing the lien amount to the property’s market value; a high ratio indicates greater risk.
What do we do after driving?
After the tour, we:
- Update our spreadsheet. Remove any properties that have been redeemed or crossed off. Add notes from the drive.
- Research titles. Counties advise bidders to investigate the title through clerk records or a title company. Make sure there are no superior liens that could affect your purchase.
- Follow up with neighbors or owners. If a property looks promising, we may attempt a pre‑auction deal. Sometimes we call or send letters to the owners.
- Prepare for the auction. Ensure that you’ve registered and know the payment deadlines. Sacramento County requires deposits and full payment within specified dates. Check your county’s rules.
FAQs
No. Counties are clear that bidders do not have a right to trespass. Only drive‑by or street‑view inspections are permitted. Respect privacy and stay on public rights‑of‑way.
Contact the county treasurer or tax collector. Many counties publish the list online or provide it at their offices. Sacramento County makes lists available online, by mail or in person. The list will include parcel numbers, legal descriptions and minimum bids.
A tax lien is a legal claim against a property for unpaid taxes. Investors can purchase liens at auction and earn interest while the owner repays the debt. Investopedia notes that interest rates vary widely, from 4% to 36%, and repayment periods last from six months to three years. You should not expect to obtain the property’s title; foreclosure is rare.
A tax deed transfers ownership of a property after the redemption period has expired and the owner has not repaid the taxes. Tax deed sales are final, and properties are sold as‑is. Perform all research before bidding.
Related articles and next steps
To deepen your understanding of tax‑sale investing, read our guide on picking properties for tax deed sales or explore the key traits you need to succeed in tax liens and deeds. If you want to learn about partnering with us on deals, check out our partnership overview. These articles are part of a topic cluster designed to help you build your tax‑sale strategy.
Driving properties is just one part of a successful tax‑sale strategy. If you’d like one‑on‑one guidance or want to access our free mini course, visit our Free resources. Ready to get started? Book a free call with our team and let us help you buy your first tax deed property at a steep discount. You can also call us at 877‑451‑50 or email [email protected] for personalized assistance.
