How Florida Tax Liens Work
Florida is a tax lien state operating under Florida Statutes Chapter 197. When property taxes go unpaid, the county tax collector auctions a tax certificate to investors who pay the delinquent taxes on behalf of the owner. Investors earn interest while the owner has up to 2 years to redeem before a tax deed sale may be filed.
Bid-Down Interest
Florida uses a bid-down-the-interest-rate format starting at 18%. Investors compete by accepting progressively lower rates. The lowest bidder wins the certificate. Bids may be placed in whole or quarter-percent increments. If no one bids, the certificate is struck to the county at 18%.
5% Guaranteed Floor
Florida law guarantees a minimum 5% return on most liens regardless of the rate you bid — even if you bid 0% and the owner redeems the next day. The sole exception is a certificate purchased at 0% interest, which earns exactly 0%. Bidding below 5% is generally irrational except in very specific strategies.
2-Year Window
Property owners have 2 years from the date taxes became delinquent to redeem the certificate — one of the shorter redemption windows among lien states. After 2 years, the certificate holder may apply for a tax deed, triggering a separate public auction of the property. Certificates expire after 7 years if unredeemed and no deed applied for.
No Direct Foreclosure
In many lien states, certificate holders can foreclose directly on unredeemed properties. Florida works differently — certificate holders do not foreclose directly. Instead, you apply to the clerk of court for a tax deed sale — the property is then auctioned publicly. You receive your certificate value plus interest from the proceeds; any excess goes to the owner or the state. You are not guaranteed the property.
Auction timing: All 67 Florida counties must hold their tax certificate sale on or before June 1 each year (F.S. § 197.432). Most begin in early May. Each county runs its own auction on its own platform — there is no statewide system. Auctions typically run 16–31 bidding days, closing in batches hourly or daily. Check each county's specific start date and platform before May.
Platforms used statewide: The majority of Florida counties use one of three platforms: LienHub (largest — used by Miami-Dade, Broward, Orange, Hillsborough, Pinellas, and ~30 others), RealTaxLien (Sarasota, Palm Beach, Polk, Columbia, and others), or TaxCertSale (smaller rural counties). Each requires a separate registration. Payment is typically due within 24–48 hours of winning.
No deposit required in most counties: Most Florida counties do not require a pre-auction deposit — unlike many other lien states that require a refundable deposit before bidding. Bidders are responsible for all certificates won and must pay within the deadline — failure to pay results in removal from the platform and potential liability for re-auction costs.
No contact rule: Florida law prohibits certificate holders from contacting property owners to negotiate payment or acquire the property during the redemption period. Violation can result in losing your certificate and being barred from future auctions.
The Florida Tax Lien Process
From delinquency to certificate purchase to redemption — the full Florida cycle.
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1Taxes go delinquent April 1 — Florida property taxes are due November 1 and may be paid with discounts through March 31. Any taxes unpaid as of April 1 become delinquent and a 3% penalty is added. The tax collector begins advertising delinquent parcels weekly for three consecutive weeks in May.
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2Download the parcel list and conduct due diligence — Each county publishes its delinquent parcel list on its auction platform before bidding opens. Research each parcel: property type, assessed value, condition, existing encumbrances, owner status, and any environmental issues. Florida's 67 counties cover a wide range — from Miami urban condos to rural Panhandle timberland.
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3Register on the county's auction platform — Most counties use LienHub, RealTaxLien, or TaxCertSale. Each requires a separate account. Register early — platforms can be slow during May when all counties are active simultaneously. Have your ID and payment method ready.
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4Bid during the auction window — Bidding starts at 18% and is bid down in whole or quarter-percent increments. Most platforms allow you to pre-enter bids; certificates close in hourly or daily batches. Monitor your bids — some platforms allow competing bidders to undercut you before a batch closes. Set your minimum acceptable rate before the auction starts and do not deviate.
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5Pay within the deadline — Winning certificates must be paid within 24–48 hours (varies by county — confirm annually). Payment is typically via ACH or wire through the platform. Failure to pay results in removal and potential financial penalties. No deposit is required in most counties, so your payment discipline is the only safeguard.
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6Hold and monitor the redemption period — You now hold a tax certificate — a lien against the property. Track your certificates: the owner may redeem at any time during the 2-year window. The certificate accrues interest at your bid rate (minimum 5%). Keep records of subsequent year delinquencies; you may purchase those too, adding to your lien position.
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7Redemption or tax deed application — When the owner redeems, you receive your principal plus accrued interest (minimum 5%). If unredeemed after 2 years from the delinquency date, you may apply to the clerk of court for a tax deed sale. The property is auctioned publicly — you are not guaranteed to receive the property, but you receive your certificate value plus interest from the sale proceeds first.
All 67 Florida Counties
Search, filter, and sort every Florida county. Click any row to expand full details including auction platform, contact info, auction start date, and official links. Platform and date data sourced from Florida Department of Revenue 2025 Tax Certificate Sale records.
| County | Population | Max Rate | Auction Start | Bidding Days | Platform | Competition |
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