Florida Tax Deeds

How does a Florida tax deed auction work, and how long do you have?

A Florida tax bill that goes unpaid does not stay a bill. It becomes a tax certificate and, years later, can become a tax deed auction run by the county clerk. This is the sequence, and where a homeowner can step in.

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The short answer

A Florida tax deed auction is the last step after property taxes go unpaid. Taxes become delinquent on April 1, the county tax collector sells a tax certificate on the debt by June 1, and once two years have passed since April 1 of the year the certificate was issued, the certificate holder can apply for a tax deed. The clerk of the circuit court then advertises and holds the public auction.

These steps are set out in Chapter 197 of the Florida Statutes. Howler Property Group LLC, a Tampa-based company that buys Florida houses directly, publishes this guide. Dates differ by county, so your tax collector and clerk have the ones that matter for your property.

What are the steps of a Florida tax deed sale?

  1. Taxes go delinquent. Florida property tax bills are mailed around November 1, and an unpaid bill turns delinquent on April 1 of the following year.
  2. A tax certificate is sold. Under section 197.432 the tax collector sells certificates on delinquent taxes on or before June 1. An investor pays your taxes to the county and earns interest on that debt. You still own the house.
  3. Time passes. The certificate holder generally cannot apply for a tax deed until two years after April 1 of the year the certificate was issued. A certificate does not last forever either: it expires seven years after it was issued.
  4. A tax deed application is filed. Under section 197.502 the holder asks the county to sell the property, and the tax collector and clerk start notice requirements to the owner of record and to lienholders.
  5. The clerk holds an auction. Under section 197.542 the property is advertised and sold to the highest bidder. Many counties run these auctions online.
  6. Surplus funds. If the winning bid is more than what is owed, the extra money is held by the clerk and the former owner and other interested parties can claim it.

Can a homeowner stop a Florida tax deed sale?

  • Pay it off. The owner can generally pay what is owed to redeem the certificates through the county tax collector before the property is sold (section 197.472). Ask the tax collector for the exact figure and the cutoff date for your parcel.
  • Sell the property. Back taxes, certificates and interest are typically paid from the sale proceeds at closing, so the owner does not need the cash up front, and keeps what is left instead of waiting on a surplus claim.
  • Get legal advice. Once a tax deed application is filed, deadlines get tight and an attorney can read the notices you received.

Is a Florida tax deed sale the same as a foreclosure?

No. A foreclosure is a lawsuit a mortgage lender files in circuit court. A tax deed sale is a statutory sale under Chapter 197 that the clerk runs after a certificate holder applies, and it can happen to a house with no mortgage at all. If a property has both a mortgage and unpaid taxes, the two processes can run at the same time. See selling a house before a Florida foreclosure auction.

Why does a tax deed auction not protect the value of the house?

A tax deed auction is built to collect a debt, not to find the best price for the house. If a property is worth far more than its tax debt, selling it yourself before the sale date is usually the way to keep that difference. After the auction the house is gone and you are left filing a surplus claim.

Where does Howler Property Group fit in?

Howler Property Group buys Florida houses and land as-is, including properties with back taxes, tax certificates and even a pending tax deed application. If a sale date is already on the calendar, say so in your first message. More on this: selling a house with back taxes in Florida.

Written 2026-10-26. This page is general information, not legal or tax advice, and we are not a law firm. For your own deadlines and rights, talk to a Florida attorney.

Related questions

Good Questions

Frequently asked

When do Florida property taxes become delinquent?
On April 1 of the year after they were billed. The county then sells a tax certificate on the unpaid amount, usually on or before June 1.
How long before a Florida tax deed can be applied for?
Generally two years after April 1 of the year the tax certificate was issued. The certificate expires seven years after it was issued.
Who runs a Florida tax deed auction?
The clerk of the circuit court in the county where the property is located advertises and holds the sale, and many counties run it online.
Can I stop a Florida tax deed sale?
Generally the owner can pay what is owed through the county tax collector before the property is sold, or sell the property and pay the taxes from the proceeds. An attorney can advise on a specific deadline.
What happens to extra money from a Florida tax deed auction?
If the winning bid exceeds what is owed, the clerk holds the surplus and the former owner and other interested parties can file a claim for it.
What is a tax certificate in Florida?
A certificate for the unpaid tax that the county tax collector sells to an investor, who pays the delinquent property taxes. The owner keeps the house, but the investor earns interest and, after the waiting period, can apply for a tax deed.