Last Updated on August 3, 2026
Estimated reading time: 7 minutes
Author: Jessa May Bautista
Reviewed by: Josh Blanchard
Fact Checked by: Jack Aldous
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Now let’s get to the real topic: how to clear title on a tax deed property.
What Is a Tax Deed?A tax deed is a county legal document that gives the county title to a property when real estate taxes stay unpaid long enough. After that, the county sells the property to recover the unpaid taxes.
Table of contents
Key Takeaways
- Clearing title after a tax deed sale is important because typical deeds do not guarantee clean titles.
- You can choose from three main ways to clear title: hire a title certification company, hire a real estate attorney, or clear the title yourself.
- Each method has its benefits: using a title company is fast but costly, while hiring an attorney works in any county but takes longer.
- Clearing the title yourself is budget-friendly, yet it requires more effort and understanding of the process.
- Always consider your financial situation and urgency; choose the method that aligns with your exit plan.
Why Does Title Matter After a Tax Deed Sale?
When you buy a property at a tax deed sale, you do not get the same kind of deed as a normal home sale. Most tax deed sales use a quitclaim or sheriff’s deed. This deed does not promise a clean title. A tax sale often wipes out old mortgages, since tax liens come first. But local bills, like code violations or water charges, can still remain on the property after the sale.
What Should You Decide Before You Clear Title?
Before you spend money to clear a title, think about your exit plan first. If you want to rent the property for years, you may not need a clear title right away. But if you want to sell fast or get a loan, a clear title matters a lot. Your plan decides which method fits best.
What Are the 3 Ways to Clear a Title?
There are three main ways to clear a title on a tax deed property. We use all three, depending on the deal.
1. Hire a Title Certification Company (Fast, Higher Cost)
One option is to hire a company that works only on tax deed titles. One of the best-known is Tax Title Services. This usually costs around $2,000. It takes about 60 to 90 days. They check every county document to confirm that everyone with a legal interest in the property was notified before the sale. This step matters more than most new investors think.
For example, in Philadelphia, we needed a loan fast on a property. We sent the file to a title certification company right away. They checked the county records and confirmed every lender was notified. Once that was done, they sent the file to a title company, so we could get a title insurance policy fast. Normally in Philadelphia, no one will give you a title policy for at least a year. Using this service, we got one much faster.
This step matters because if a lender was never notified, they can still come after you, even after the tax sale is final. Some banks are easy to work with. Others are aggressive. A missed notice on a $70,000 loan can turn a good deal into a real problem. That is why this check matters so much before you move forward.
2. Hire a Real Estate Attorney
Another option is to hire a real estate attorney to clear the title for you. This can cost up to $4,000. It usually takes longer than a title certification company, but it works in every county, even where a title company does not operate.
3. Clear the Title Yourself
If you are on a smaller budget, you can clear the title yourself. This takes more time and effort, but it costs much less. You can even book a one-hour call with an attorney for a few hundred dollars to get guidance on the steps. There are also free resources online that walk you through the process.
This path has a steep learning curve at first. But once you learn it, the next deal moves faster and easier. The main steps are: notify everyone with a legal interest in the property, work with the county to confirm the tax sale wiped out old liens, and get proof that every step was done the right way.
Which Method Should You Pick?
- Small budget, low-value property: clear it yourself.
- Need a loan or sale fast, in a county a title company covers: use a title certification company.
- County not covered by a title company, or a complex case: hire a real estate attorney.
Always check if a title certification company works in your county first. If they do not, you are left with an attorney or doing it yourself.
How to Clear Title on a Tax Deed Property
Clearing title on a tax deed property generally follows the same core process, whether you hire it out or do it yourself. Here is the step-by-step process.
- Step 1: Decide your exit plan
Figure out what you want to do with the property. If you plan to hold and rent it for years, clearing title may not be urgent. If you plan to sell or refinance soon, a clear title becomes a priority.
- Step 2: Check your budget and timeline
Decide how much you can spend and how fast you need a clear title. This determines whether a title certification company, an attorney, or a self-guided approach fits best.
- Step 3: Choose your method
Pick one of the three routes: hire a title certification company (fast, ~$2,000, 60–90 days), hire a real estate attorney (works in every county, up to $4,000, longer timeline), or clear the title yourself (lowest cost, more time and effort).
- Step 4: Identify everyone with a legal interest in the property
Pull the county records to find every lender, lienholder, or other party who had a legal interest in the property before the tax sale.
- Step 5: Confirm proper notice was given
Verify with the county that every party identified in Step 4 was properly notified of the tax sale before it happened. This is the step that protects you from a lender coming back after the sale is final.
- Step 6: Confirm the tax sale wiped out prior liens
Work with the county (or your title company/attorney) to confirm the tax sale legally wiped out old mortgages and liens, since tax liens take priority.
- Step 7: Check for surviving local bills
Look for local charges, such as code violations or water bills, that can survive a tax sale even after other liens are cleared.
- Step 8: Get documented proof
Collect documentation showing every step above was completed correctly. This proof is what a title company will rely on to issue a title insurance policy.
- Step 9: Move forward with your plan
Once title is clear and documented, proceed with getting a title insurance policy, securing a loan, or listing the property for sale.
FAQ
A tax deed sale is a public auction. The county sells a property because the owner did not pay property taxes.
Most tax sales wipe out old mortgages, since tax liens come first. But you have to prove that everyone with an interest was notified. Local bills, like code violations, can still survive the sale.
A title certification company can take 60 to 90 days. An attorney can take longer, sometimes several months. Clearing it yourself can also take time, since you need to notify every party the right way.
Want to Learn More?
If you want to go deeper, check out our post on tax lien vs tax deed investing or learn how to check a property before you bid. For state rules on redemption periods, see the National Tax Lien Association and this legal definition of a quiet title action from Cornell Law School.
We also have a free training that covers this topic step by step. Grab our free tax deed training here, or if you want to talk it through with our team, book a free strategy call here.
We will keep sending new training to your inbox soon. Thanks for reading, and we will see you in the next post.
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