Complete before bidding on any tax lien or deed. Print and bring to auction.
Verify the asset before you commit capital
Checked whether the owner lives in the property (homestead-exempt), rents it, or has left it vacant. Owner-occupied properties redeem at significantly higher rates.
High Redemption Factor — Owner Occupancy Check county assessor for homestead exemption. Compare tax mailing address to property address — a match = owner-occupied. Owner-occupied redeems at 85–92%; vacant parcels at 30–50%.Searched county recorder records for a Deed of Trust or Mortgage. A mortgage servicer will often redeem the lien automatically to protect their collateral.
High Redemption Factor — Active Mortgage Major bank servicers (Chase, Wells, BofA) have automated systems monitoring tax status — redemption near-certain if current mortgage exists. Check recorder records for Deed of Trust. Confirm it's still active by checking for a Deed of Reconveyance.Residential, commercial, vacant land, or agricultural. Vacant land and commercial carry different risk profiles.
High Redemption Factor — Property Type SFR redeems highest (85%+). Vacant land redeems lowest (25–40%). Mobile homes on rented land — avoid. Assessor use codes: 100s = residential, 500s = vacant/agricultural.Confirmed the parcel exists, is accessible by road, and matches the address listed. Checked satellite view and/or drove by in person.
Medium Redemption Factor — Marketability Landlocked parcels with no road access have near-zero market value. Check Google Street View for occupancy signals: maintained lawn, cars, personal property visible.The lien amount should be a small fraction of the assessed value — typically under 10%. High lien-to-value ratios signal a higher-risk property.
Confirmed the minimum bid is well below estimated market or resale value. Factored in repair costs, carrying costs, and closing costs before calculating margin.
High Redemption Factor — Equity Cushion (LTV) Under 10% LTV: owner has strong financial reason to redeem. Over 35%: redemption depends on emotional attachment, not math. Add all prior-year liens to total owed before calculating LTV.If this is not the first year of delinquency, prior-year liens may exist. In most states, older liens have priority and must be paid before yours can be foreclosed.
High Redemption Factor — Delinquency History First-time delinquency = likely temporary hardship, high redemption probability. Three or more stacked years = owner has likely abandoned the property mentally. Check who holds prior certificates — one investor holding all years may be building toward foreclosure.IRS liens are searchable in the county recorder's office and via PACER. Federal liens survive most tax sales and carry a redemption right of their own.
HOA liens survive tax sales in some states. Code violation liens (nuisance, demolition orders) can obligate you to spend money on the property regardless of ownership.
Medium Redemption Factor — Marketability HOA super-liens (NV, CO, others) may be senior to your certificate. A demolition order makes the property a liability. Check county code enforcement database for active violations or condemnation orders.Confirmed the property can be used as you intend. Checked for any pending rezoning, variances, or non-conforming use issues.
Drove by or hired an agent to assess visible condition. Noted any obvious structural issues, vandalism, or signs of squatters or ongoing occupation.
Medium Redemption Factor — Property Condition Well-maintained and occupied = engaged owner, high redemption signal. Boarded up or visibly abandoned = owner has likely walked away. Check county building permits database — recent permits mean active owner investment.Developed a realistic rehab budget. Confirmed these costs still leave meaningful profit margin at your expected purchase price.
Reviewed for known contamination, underground storage tanks, flood zone designation, or prior industrial use. Phase I environmental reports available from county records in some areas.
Medium Redemption Factor — Marketability Known contamination = avoid entirely. Cleanup liability can exceed property value and you may inherit it via foreclosure. Check EPA EnviroMapper. FEMA flood maps (msc.fema.gov) show flood zones that suppress financing and resale value.An active bankruptcy filing by the property owner may create an automatic stay that prevents the auction from proceeding or your lien from being enforced. Verify via PACER.
Everything to have ready before the gavel drops
Confirmed registration was accepted and received bidder number or online login credentials. Know your registration deadline — most are 1–2 weeks before auction.
Many counties require a refundable deposit ($500–$2,000+) to participate. Online platforms may hold funds in escrow. Confirmed amount is in the right account.
Know whether the county requires cash, certified check, wire transfer, or online payment. Know the exact deadline — often 24–72 hours after winning.
Full purchase amount plus fees is in a checking account ready to wire or draw. Not in a savings account with transfer delays or a brokerage account requiring liquidation.
In bid-down auctions: the minimum interest rate at which the deal still pencils after all fees. In premium auctions: the maximum dollar amount over face value you will pay.
Purchase price ceiling based on: (Market value) − (Repair costs) − (Carrying costs) − (Closing costs) − (Target profit). This number does not move in the heat of bidding.
Know whether this county uses bid-down, premium bidding, or rotational assignment. Rules vary not just by state but sometimes by county and year.
Know the opening bid, minimum increments, and whether the auction is in-person, online, or simulcast. Review the auctioneer's terms for default and deposit forfeiture.
Most counties publish the list 2–4 weeks ahead. Prioritized which parcels to bid on and in what order. Noted any properties to avoid.
Government-issued photo ID. Some counties also require proof of entity registration if bidding as an LLC or corporation.
Actions to take immediately after winning
Full purchase amount wired or paid by the county deadline. Retained confirmation of payment and transaction ID.
Obtained copy of the certificate from the county (physical or digital). Stored securely. This document is the legal basis of your investment — do not lose it.
Filed the tax deed with the county recorder and paid the recording fee. Retained the stamped/recorded copy. This establishes your ownership in the public record.
Changed locks, posted no-trespassing signage, and addressed any immediate safety hazards. Notified utilities of ownership change.
Standard homeowner's insurance does not cover vacant properties. A vacant or landlord policy was obtained and is in force.
Verified the lien certificate was recorded in the county's public record. Some counties record automatically; others require the investor to do this.
Calculated and calendar-blocked the date after which the owner can no longer redeem. Set a reminder 60 days before this date to review your options.
If the owner redeems, the county will send payment to the address on file. Verified your address is current in the county's system.
Logged the certificate/deed number, county, purchase date, amount invested, interest rate or purchase price, redemption deadline, and all fees paid.
Only if the owner does not redeem — do a fresh review before filing
Do not file prematurely. Confirm the exact expiration date in writing with the county treasurer or tax collector's office before proceeding.
Ran a new title search to identify any new liens, judgments, or encumbrances that appeared since your original purchase. Confirmed no active bankruptcy stay.
If foreclosing, you may be obligated to satisfy senior liens to take clear title. Verify the math still works: Property value > Your lien + Senior liens + Legal costs.
Foreclosure is a state-specific legal process. Retain an attorney licensed in the state where the property is located — not just any attorney.
Some states allow faster administrative foreclosure through the county. Others require full judicial proceedings in court. Know which applies before budgeting time and legal fees.
Most states require certified mail notice to the owner before filing. Some require notice to all lienholders. Your attorney will manage this, but confirm it's done.
Complaint filed, filing fee paid, case number received. Retained all filings and correspondence. Track all deadlines set by the court.
Judicial foreclosure can take 6–18+ months. Budgeted for attorney fees, court costs, and any property maintenance obligations during the period.
Upon successful foreclosure, received the deed from the court or county and immediately recorded it at the county recorder's office. Began Section 3 post-purchase steps for the newly acquired property.
Selling, renting, or holding the acquired property
Decided on a strategy based on property condition, local market, and your capital situation. Flip requires sellable title; rent requires habitability and landlord compliance.
Contacted a title company to confirm they will insure the tax deed title. If not, a quiet title action may be required before you can sell to a buyer using financing.
Some deed states give former owners a post-sale redemption right (commonly 1–2 years). Do not sell or substantially renovate until this period expires or you have legal counsel confirming it's clear.
Obtained at least two bids. Signed a contractor agreement with a defined scope and payment schedule. Pulled any required permits before work begins.
For resale: listed with agent or as FSBO. For rental: secured a qualified tenant with a signed lease. Confirmed property meets local habitability code requirements.