How Florida tax deed sales work
How a Florida tax certificate turns into a tax deed sale, how the opening bid is set, the deposit and payment deadlines, and which liens survive.
Rules checked against the 2026 Florida Statutes · numbers updated November 8, 2026
From tax certificate to tax deed
When Florida property taxes go unpaid, the county tax collector sells a tax certificate: an investor pays the taxes and earns interest. If the taxes stay unpaid, the certificate holder can force a sale of the property at a tax deed auction run by the Clerk of Court.
A tax deed sale starts when the holder of a Florida tax certificate applies for a tax deed, which it can do once two years have passed since April 1 of the year the certificate was issued. The owner can still redeem by paying what is owed until the winning bidder pays the clerk in full. (§197.502, Fla. Stat.)
Clerks may hold tax deed sales online, and many Florida counties do so on RealTaxDeed (county.realtaxdeed.com) or on their RealForeclose site. (§197.542, Fla. Stat.)
As of November 8, 2026, 1,681 tax deed sales are scheduled in Florida in the next 90 days; the next is on November 9, 2026. See them all on Florida tax deed sales.
How the opening bid is set
The opening bid covers the certificates being redeemed, other delinquent and omitted taxes, interest and the sale costs. If the property is on the tax roll as homestead, one-half of its latest assessed value is added to the opening bid. (§197.502, Fla. Stat.)
The deposit and paying in full
The high bidder pays a nonrefundable deposit of 5% of the bid or $200, whichever is greater, and must pay the full bid plus documentary stamp tax and recording fees within 24 hours, not counting weekends and legal holidays. If the winner doesn't pay, the deposit goes toward the costs of a new sale, which the clerk re-advertises. (§197.542, Fla. Stat.)
What the tax deed clears, and what it doesn't
A tax deed clears most liens, mortgages and other interests. Exceptions include recorded liens held by a city, county, special district or community development district that aren't paid from the sale, certain utility, drainage and access easements, and ordinary deed restrictions. (§197.552, Fla. Stat.)
Title insurers are often cautious about recent tax deeds, so buyers commonly budget for a quiet title action before reselling or refinancing.
What tax deed properties sell for
Since October 1, 2026, 850 tax deed sales sold in Florida; 89% went to outside bidders. The median winning third-party bid was 227% of the opening bid and 51% of the estimated property value. Those sales drew 23 bids on average.
The opening bid is only the unpaid taxes, interest and costs, so winning bids are often many times the opening bid. County numbers are on each county's tax deed page, linked from Florida tax deed sales.
If nobody bids
If nobody bids, the property goes on the clerk's list of lands available for taxes. For the first 90 days only the county may buy it; after that anyone can buy it from the clerk for the opening bid. Land still unsold three years after the sale goes to the county. (§197.502, Fla. Stat.)
Surplus from a tax deed sale
When a tax deed sells above the opening bid, government lienholders are paid first and the rest is surplus. The clerk mails a notice of surplus funds to the people who were owed notice of the sale, and they have 120 days from that notice to file a claim. (§197.582, Fla. Stat.)
More in Florida surplus funds.
Common questions
- How does a Florida tax deed sale start?
- A tax deed sale starts when the holder of a Florida tax certificate applies for a tax deed, which it can do once two years have passed since April 1 of the year the certificate was issued. The owner can still redeem by paying what is owed until the winning bidder pays the clerk in full.
- How is the opening bid set at a Florida tax deed sale?
- The opening bid covers the certificates being redeemed, other delinquent and omitted taxes, interest and the sale costs. If the property is on the tax roll as homestead, one-half of its latest assessed value is added to the opening bid.
- What deposit do I need at a Florida tax deed sale?
- The high bidder pays a nonrefundable deposit of 5% of the bid or $200, whichever is greater, and must pay the full bid plus documentary stamp tax and recording fees within 24 hours, not counting weekends and legal holidays. If the winner doesn't pay, the deposit goes toward the costs of a new sale, which the clerk re-advertises.
- Does a Florida tax deed clear the liens?
- A tax deed clears most liens, mortgages and other interests. Exceptions include recorded liens held by a city, county, special district or community development district that aren't paid from the sale, certain utility, drainage and access easements, and ordinary deed restrictions.
- What happens if nobody bids at a Florida tax deed sale?
- If nobody bids, the property goes on the clerk's list of lands available for taxes. For the first 90 days only the county may buy it; after that anyone can buy it from the clerk for the opening bid. Land still unsold three years after the sale goes to the county.
- What do Florida tax deed sales sell for?
- Since October 1, 2026, 850 tax deed sales sold in Florida; 89% went to outside bidders. The median winning third-party bid was 227% of the opening bid and 51% of the estimated property value. Those sales drew 23 bids on average.
General information, not legal advice. Clerks set some details (like when the balance is due), so check the county's auction site before bidding.