Last Updated on September 9, 2025
I have a really heartfelt apology for you today, and I need you to watch it as soon as you can.
We experienced some troubles last week, and I want to share with you exactly what happened.
AND…
That’s not the only thing I’ve got for you today…I’m joined by my extremely special guest and incredible real estate investor, Josh Blanchard.
We’re going to dive into one of the most complicated topics of Tax Deed investing:
Getting a Clear Title, and the 3 Options You Need To Be Aware Of.
If you’re investing in Tax Deeds or are just getting started, this video is designed for you to get the most knowledge about Title in the shortest period possible.
Let’s jump into the video, and we’ll get this started.
Dustin
PS: This is highly relevant and important info to have, at any level of investing, so don’t miss
This.
Ways To Get a Clear Title After a Tax Deed Sale
Dustin Hahn from TaxLienSchool.com recently apologized for a problem and promised to be open. In the same video, he explained ways to get a clear title on tax‑deed properties. This guide presents those ideas in plain words for new investors.
Why a clear title matters
At a tax deed sale, the county sells a property because the owner did not pay property taxes. Investors often buy these properties for far less than market value, but the title may not be “clean.” Regular home sales use warranty deeds, but tax deed buyers usually get a quitclaim or sheriff’s deed without guarantees.
Some liens disappear because the tax lien has first priority; for example, mortgages are wiped out. However, local bills like code violations, trash or water charges can remain. If you do not clear these debts, you may not be able to turn on utilities or sell the property for full value.
Checking the title before you bid
Before you bid at a tax deed sale, take a few simple steps:
- Search the title and ask about local bills. Order a limited title search to see liens or judgments, and call offices like the water company or code enforcement about unpaid bills.
- Know the redemption period and budget. Check if the former owner can redeem the property and set aside money for clearing the title.
Three ways to get a clear title
There are three main ways to get a clear title on a tax‑deed property. Each method has good and bad points. Choose the one that fits your situation.
| Way to get clear title | Explanation | When to use |
| Sell property as‑is | Use a quitclaim deed to sell the property without warranties. The buyer takes any title problems. | Good for low‑value or vacant land when you want a quick sale. Expect a low price. |
| Quiet title action | Hire a lawyer to file a lawsuit in court and ask a judge to confirm your ownership. | Reliable and widely accepted, but it can cost a lot and take months. |
| Title certification | Hire a company to check that the tax sale followed the law and help you get title insurance. | Way to get a clear title |
Method 1 – Sell property As‑is
If the property is cheap or has no building, you can sell it “as is.” You use a quitclaim deed to transfer your interest, and the buyer takes on any problems. This method is quick and costs little. Buyers pay less because they must clear the title later.
Method 2 – Quiet title action
With a quiet title action, you hire an attorney who files a lawsuit naming anyone who might claim an interest. If no one objects or you win the case, the judge signs a judgment that clears the title. It is trusted by lenders and buyers, but it is expensive and can take months.
Method 3 – Title certification
Title certification is another way to clear the title without going to court. A company checks that the county followed the law and then works with a title insurer so you can get a policy. It is usually cheaper than a quiet title and can finish in about four weeks. Not all states or insurers accept it, so ask a local attorney before you decide.
Tips after you clear the title
- Buy title insurance. Once the title is clear, purchase a title insurance policy to protect against future claims and help with loans or resale.
- Plan your exit. Decide whether to live in, rent or sell the property. A clear title gives you more options.
Frequently Asked Questions
A tax deed sale is a public auction where the county sells property because the owner did not pay property taxes.
A clear title lets you get title insurance and a loan, and it prevents you from being responsible for hidden liens.
It can take several months to a year because the court must give time for anyone with a claim to respond.
Title certification means a company checks that the tax sale followed the law and then works with a title insurer to issue a title insurance policy. It is faster and cheaper than a quiet title action, but you need to confirm it is accepted in your state.
Conclusion
Even experts can face challenges. By learning the three ways to get a clear title and doing your research before buying a tax‑deed property, you can reduce risk and make better decisions. Choose the method that fits your budget and timeline, and always consult local professionals to ensure you follow the law.
