Last Updated on August 30, 2025
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Two Title Research Secrets Every Tax Deed Investor Should Know
When you buy a property at a tax sale you gain ownership of record, but you may not automatically get a clear title. Josh explains in the video that attorneys handle many cases at once, much like juggling dishes at a holiday dinner. Sometimes things get “burned” because someone is missed or a document isn’t recorded. To avoid problems later, you should focus on two main tasks: check that a warranty deed exists and make sure all parties with an interest in the property are notified.
What Is a Warranty Deed?
A warranty deed guarantees that the seller has clear ownership of the property and that it is free of liens. Without a warranty deed, you may only have a quitclaim or tax deed, which offers no warranties. Some counties warn buyers that the clerk’s office cannot guarantee clear title and that the buyer must search the title for liens and judgments. You may need to search back through older records until you find a warranty deed. If there isn’t one, you could be buying a property with defects that will make it hard to sell later.
Why Notifications Matter
Before a tax deed sale, the county must notify all lien holders, former owners and anyone else with a recorded interest. If even one person is missed, that person could later argue that the sale was invalid. Josh gives an example: if a married couple divorced and only one spouse was notified, the sale could be challenged. Counties often state that buyers are responsible for researching liens and that certain government liens will survive the sale.
Here is a basic checklist Josh uses when he researches a title:
- Check the deed type – Look for a warranty deed. If you only see quitclaim or tax deeds, go further back in the chain of title.
- Review recorded interests – Search county records to find mortgages, judgments or other liens.
- Confirm notifications – Verify that all parties have been notified. If a previous owner was not sued, you might buy nothing at all.
- Watch for IRS liens – Federal tax liens last up to ten years. If the IRS was notified, the lien will fall off when its life ends; if not, you may have to wait or pay it to get a clear title.
Surviving Liens and Why They Matter
Not all liens are wiped out at a tax sale. Government liens and some judgments can remain. In Oklahoma, state tax warrants or child support liens can survive the auction Federal tax liens often have a 120‑day redemption period. Municipal liens for weed abatement or demolition may also continue. Josh mentions IRS liens in the video because they behave differently: they survive unless properly noticed and have a set life span. It’s wise to research these in advance or pay them off after purchase if you want a clear title quickly.
What Happens if You Miss These Steps?
If you buy a property that lacks a warranty deed or where someone wasn’t notified, you could end up with nothing or with a property you can’t sell. One county explains that tax deed properties are sold “as‑is,” and the clerk’s office does not guarantee title quality. Josh emphasizes that while you can sometimes buy properties for pennies on the dollar, they won’t be bargains if you cannot resell them. You might be stuck paying taxes and maintenance fees on a property you never wanted.
Frequently Asked Questions
A tax deed gives you ownership of record, but it doesn’t guarantee a clear title. If liens, judgments, or interested parties were missed during the process, they can still challenge the sale later.
A warranty deed proves that the seller had clear ownership and that the property is free of liens. Without it, you may only have a quitclaim or tax deed, which provides no guarantees. Investors should always check county records to see if a warranty deed exists in the property’s history.
Some do. Government liens, IRS liens, municipal liens, and certain judgments may survive. For instance, IRS liens last up to ten years and often include a 120-day redemption period. You may need to wait for them to expire or pay them off to clear the title.
Keep going back until you find a warranty deed in the chain of title. If you only see quitclaim or tax deeds, continue further. This ensures you know the property’s full ownership history and can spot any problems.
You can read guides like Tax Deed Title 101 – Avoid Costly Dangers (internal link), or explore our free mini-course on the ABCs of Tax Liens and Deeds. You can also book a free strategy call or join one of our live auction training trips to see title research done in real time
Need A Hand?
If you’d like help navigating tax lien and tax deed investing, we offer several free resources. Download our free mini‑course on the ABCs of Tax Liens and Deeds or join one of our live auction training trips (Philadelphia and Houston) to watch us perform title research in real time. You can also book a free strategy call with our team to discuss your goals and challenges. For more insights, visit our blog or follow us on YouTube and Facebook for weekly videos and articles.
Our free materials are often praised for being more helpful than many paid programs. Take advantage of these resources to build confidence and avoid mistakes in your investing journey.
