Last Updated on September 17, 2025
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Florida is one of the few states where you can buy homes for pennies before the auction. When owners don’t pay their property taxes, the county sells a tax lien certificate to investors. If the taxes are not paid within two years, the person who holds the certificate can ask the county to hold a public auction to get the money back. At this tax deed sale, the highest bidder gets a deed and becomes the new owner. The money collected pays back the tax lien certificate holder and covers costs; any extra goes to other people who are owed money or to the former owner.
For investors, there are two chances besides the normal auction: properties that no one buys at the sale (often called “over‑the‑counter” or “lands available for taxes”) and pre‑auction deals where you talk directly to owners whose properties are about to be sold. This guide explains how both strategies work using simple English and shows the risks and the good things.
How Florida tax liens and tax deeds work
Before we look at cheap deals, you should know the difference between a tax lien and a tax deed. When taxes go unpaid, Florida sells tax lien certificates each June. The winner at that sale pays the taxes and gets interest from the owner when the debt is paid back. This certificate does not give you the property; it only gives you the right to get your money back. If the owner does not pay within two years, the certificate holder can ask for a tax deed sale.
At a tax deed sale, the property itself is sold. The starting bid is usually the late taxes plus interest and fees. The highest bidder gets the deed, and most old debts are erased, except for some government debts. Unlike a tax lien certificate, a tax deed gives you ownership. Because buyers become the new owners, they must check the property’s condition, look for code problems and see if there are other debts. You should visit the property and ask for a title search so you don’t get unexpected problems.
Over‑the‑counter opportunities
What is the “lands available” list?
When a tax deed auction ends without a sale, the property goes on the List of Lands Available for Taxes. After 90 days, anyone can buy the land by paying the starting amount plus any other taxes that are owed. The price goes up every month because of extra interest and taxes. Counties also explain that if nobody buys a property at the tax deed sale, it goes on the lands available list; to buy one, you must pay the original bid, any extra years’ taxes and clerk fees. They warn that these deals are not risk‑free and you should check the property before investing.
These over‑the‑counter deeds can be very cheap because you avoid bidding wars. But there is a reason the property did not sell. Sometimes you can’t get to it, it has problems with the environment, or it is worth very little. The investors who had the tax lien already paid for a title search and told everyone about the sale; if they don’t want it, there may be something wrong. That’s why you must check these properties more carefully.
How to find over‑the‑counter tax deeds
Many Florida counties use online platforms like RealAuction or RealTDM to manage tax deed sales and lists of available lands. Here is a simple step‑by‑step guide to find these properties:
| Step | What to do |
| 1. Search for county lists | Search online for “lands available list Florida” and the county name. Many counties put their list on the clerk’s site or link to RealAuction. |
| 2. Go to RealAuction/RealTDM | On the county’s tax deed website, look for a section called “List of Lands Available for Public” or “Lands Available for Taxes.” In RealTDM, you can change the county name in the web address (like brevard.realtaxdeed.com/pubcases) to the county you want. |
| 3. Filter for available parcels | Choose “list of lands” or similar and set the status to “Available to the public.” The site will show properties, dates and starting bids. |
| 4. Check each property | Write down the parcel number, address, the amount to pay off and the sale date. Look up the property on the county property appraiser’s website to see its value, size and if there is a house. |
| 5. Check carefully | Visit the property yourself or hire someone to take photos. Order a title search and check for code problems or environmental issues. Make sure you can reach the land and it isn’t blocked by other properties. |
| 6. Buy from the clerk | Contact the county clerk to confirm the total price (starting bid plus any extra taxes). You usually need certified or cashier’s checks, and you also pay recording and stamp fees. |
If the property still seems good after you check it, you can pay the clerk and get the tax deed. Because many investors overlook these lists, you may find parcels for only a few hundred or a thousand dollars.
Pre‑auction deals
Why buy before the auction?
Another way is to talk directly with owners before their property goes to a tax deed sale. When a certificate holder applies for a tax deed, the clerk sets a sale date and sends letters to the owner and anyone else owed money. This time—often a few months—is the last chance for the owner to do something. If you can reach the owner during this time, they may choose to sell to you instead of losing the property at the auction. A pre‑auction deal has some benefits:
- You can sell the contract: You can put the property under contract and then sell that contract to another buyer. This is called wholesaling.
- You can inspect the property: Unlike an auction, where buyers cannot go inside, a pre‑auction sale lets you look inside and talk about repairs.
- You can make your own deal: You and the owner can agree on a payment plan or other creative ways to pay.
How to find and negotiate pre‑auction deals
- Find active cases: On RealAuction or RealTDM, choose “Active” cases instead of “Sold.” These show properties that are scheduled for future tax deed sales. Look for entries where the sale date is coming up.
- Write down the details: For each active case, write down the redemption amount (late taxes plus fees) and the starting bid. The redemption amount is what the owner must pay to stop the sale. Higher amounts often mean there is a house, not just land.
- Look up the owner: The case documents list people who are involved, such as the owner, banks and homeowner groups. Use skip‑trace services (like PropStream or PropWire) or public records to find phone numbers or addresses. A search usually costs a few cents.
- Contact the owner politely: Call, mail or visit. Say you are an investor who knows about tax deed sales. Offer to buy the property or help them sell it before the auction. Explain that if they wait, they might lose the property and get nothing back.
- Use a simple agreement: If the owner agrees, have them sign a purchase and sale agreement that lets you advertise the property or transfer the contract to someone else. You might pay the redemption amount for them and give them extra money, too.
- Close the deal fast: Since the auction date is soon, work with a title company to finish the sale and record your deed. If you plan to wholesale the contract, find your buyer quickly and transfer the contract.
When you buy directly from the owner, any mortgages or other debts stay with the property because they are not erased by a tax deed sale. So you may have to pay them. Always check for mortgages, code problems and city liens before you finish the deal. If the deal does not make sense after including these debts, walk away.
Risks and best practices
Buying tax deeds—whether at auction, over the counter or before the auction—has risks. Counties warn that over‑the‑counter purchases are not risk‑free. People should:
- Check the property in person:
Pictures on the internet may be old. A house could have burned down or been torn down, and the pictures will not show it. If you can’t go yourself, pay someone to take new photos.
- Order a title search:
Some city debts or fines may not show in the public records yet. A title search and a municipal lien search can find these problems.
- Know which liens stay:
Some government or code enforcement liens might remain after a tax deed sale, and you will have to pay them.
- Plan for quiet title costs:
After you get a tax deed, you might need a quiet title action to get title insurance and sell the property.
By combining good research with quick action, smart investors can find valuable Florida properties for very little money.
Frequently Asked Questions
A tax lien certificate is the right to get paid back for unpaid property taxes; the investor earns interest when the owner pays the debt. A tax deed gives ownership of the property to the highest bidder at a public auction.
Look for your county’s “lands available for taxes” list. Many counties put the list on RealAuction or on the clerk’s website. Filter for “available to the public” cases and check each property. Contact the clerk of court to pay the starting bid plus any extra taxes and fees.
Reasons include low value, no road access, environmental problems or other debts. People who hold the tax liens have already done some checking, and if they don’t want the property, it may have problems.
No. Anyone can take part in the Florida tax deed process. People from other states or countries can register on RealAuction, bid online or buy over‑the‑counter properties. It is best to get local help to look at the property and record the deed.
They can be very good, but they are not sure bets. Because these properties did not sell at auction, many have problems. Always visit the property, check the title and debts and make sure the purchase price plus repairs still leaves room for profit. Remember, the price goes up every month because of interest and unpaid taxes.
Over-the-counter deeds are bought from the county after failed auctions, while pre-auction deals involve buying directly from the owner and allow for property inspection and flexible payments, but require more communication.
