Behind on Property Taxes in Florida? How Tax Certificates and Tax Deed Sales Work

November 5, 2026

If you fall behind on property taxes in Florida, the county does not take your house right away. Unpaid taxes turn into a tax certificate sold to an investor, and the certificate holder can apply for a tax deed sale about two years later. Until the deed is paid for at that sale, you can still pay off what you owe, refinance, or sell the house.

This guide walks through each step, the deadlines that matter, and what to do if paying the full bill is not realistic.

When do Florida property taxes become delinquent?

Florida property taxes are billed in the fall and are due by spring. Under Florida law, taxes become delinquent on April 1 of the year after they are assessed, or 60 days after the tax notice is mailed if that is later (Fla. Stat. § 197.333). So 2025 taxes that were not paid became delinquent on April 1, 2026.

Once taxes are delinquent, interest, advertising costs and fees start adding up. Your county tax collector’s website will show the current amount owed for your parcel.

What is a Florida tax certificate?

A tax certificate is a lien for the unpaid taxes. Each county tax collector must hold a tax certificate sale on or before June 1, or the 60th day after the taxes became delinquent, whichever is later (Fla. Stat. § 197.402). The Miami-Dade Tax Collector, for example, lists June 1 as its sale date.

An investor who buys the certificate pays your tax bill to the county. In return, the investor earns interest when you pay it back. The interest rate on a certificate cannot be more than 18 percent per year (Fla. Stat. § 197.172). When you redeem, you generally pay the greater of the certificate’s interest or a 5 percent minimum, unless the certificate was bid at 0 percent (Fla. Stat. § 197.472).

Important: the investor does not own your house. You are still the owner, and you can still live in it, rent it or sell it.

How long do I have before a tax deed sale?

The certificate holder can apply for a tax deed any time after two years have passed since April 1 of the year the certificate was issued (Fla. Stat. § 197.502). If the county holds the certificate because no investor bought it, the county must apply for a tax deed on property valued at $5,000 or more after the same two years.

Here is how that works on a calendar:

  1. 2025 taxes unpaid: delinquent April 1, 2026.
  2. Tax certificate sold: around June 1, 2026.
  3. Earliest tax deed application: after April 1, 2028.
  4. Sale date: set by the county clerk after the application is processed and notices go out.

If nobody applies for a tax deed, the certificate expires seven years after it was issued (Fla. Stat. § 197.482). Do not count on that. Investors buy certificates expecting to be paid, and many apply as soon as they can.

What notice will I get before the sale?

The clerk must mail notice by certified mail at least 20 days before the sale to the owner and others with an interest in the property, such as mortgage lenders. The sheriff must also serve notice on the owner of record at least 20 days before the sale (Fla. Stat. § 197.522). If the owner does not live in the county, the notice is also posted on the property, unless it is vacant land. The law also says that not receiving the notice does not, by itself, cancel the tax deed. Keep your mailing address current with the property appraiser.

Can I stop a tax deed sale by paying the taxes?

Yes. You can redeem the certificate any time after it is issued and before a tax deed is issued. Once the winning bidder has paid in full for the tax deed, including documentary stamps and recording fees, redemption is no longer available (Fla. Stat. § 197.472). Redemptions are paid through your county tax collector.

Call your county tax collector early for a payoff figure. Interest and fees grow the longer you wait, and the cost goes up again once a tax deed application is filed.

What happens if my house sells at a tax deed auction?

The house goes to the highest bidder. For homestead property, the opening bid must include an extra amount equal to one-half of the latest assessed value of the home (Fla. Stat. § 197.502).

If the house sells for more than the opening bid, the clerk first pays government liens. The rest is held for the people who had an interest in the property, and the clerk mails them a notice and a claim form. Most claimants have 120 days from the notice to file a written claim, although that cutoff does not apply to a property owner (Fla. Stat. § 197.582). Even so, surplus money is usually far less than you would have kept by selling the house yourself before the auction.

How can I avoid falling behind again?

If you keep the house, Florida lets you prepay future taxes in four installments when your estimated taxes are more than $100. You have to sign up, and the first payment is due by June 30 (Fla. Stat. § 197.222). Your tax collector’s office can tell you how to enroll.

Should I sell a house that is behind on property taxes?

Selling makes sense when the taxes are only part of the problem. Maybe the house needs major repairs, it is inherited and nobody wants to keep it, or there is also a mortgage or code lien. In a normal sale, delinquent taxes and certificates are paid off at closing from the sale proceeds, so you do not need cash up front to clear them. The title company handles the payoff.

Timing matters. The closer you get to a tax deed sale date, the fewer options you have. A buyer who can close in days, not months, gives you room to act.

How All About Real Estate can help

All About Real Estate LLC buys houses directly for cash anywhere in Florida, in all 67 counties, and has since 2014. We buy as-is, including houses with back taxes, liens, open code cases or major repairs, and houses with tenants, occupants or squatters still living in them. We usually make a written offer within 24 hours and can close in as little as 7 days. We pay the closing costs, and there are no commissions. Back taxes and certificates are paid off at closing through the title company.

If a tax deed sale is already scheduled, call us right away so we can look at the date and see whether a fast closing can work. See how we buy houses, our page on avoiding foreclosure, or our Miami-Dade County and Okaloosa County pages. We serve all of Florida.

Call, text or WhatsApp (786) 753-8500, 24/7, or contact us online. Se habla español. Vorbim românește.

Frequently asked questions

Can I lose my Florida house for unpaid property taxes?

Yes, but not quickly. A tax certificate is sold first, and the holder can apply for a tax deed only after two years have passed since April 1 of the year the certificate was issued. You can redeem until the tax deed is paid for at the sale.

Does the tax certificate buyer own my house?

No. A tax certificate is a lien, not ownership. You still own the house and can live in it, rent it or sell it. The certificate holder is paid back, with interest, when the taxes are redeemed.

How much interest do I owe on a Florida tax certificate?

It depends on the certificate’s interest rate, which cannot be more than 18 percent per year. In most cases there is also a 5 percent minimum when you redeem. Ask your county tax collector for an exact payoff.

Can I sell my house if I owe back property taxes?

Yes. Delinquent taxes and tax certificates are usually paid off at closing from the sale proceeds, so you do not need to pay them first. This must happen before the tax deed is fully paid for at the sale.

What happens to extra money from a tax deed sale?

If the house sells for more than the opening bid, the clerk pays government liens, then mails a notice and claim form to people with an interest in the property. Most claimants have 120 days to file a claim; that deadline does not apply to the property owner.

This article is general information, not legal or tax advice. Talk to a Florida attorney or CPA about your situation.

By Petru Pusta, owner of All About Real Estate LLC. Petru is a licensed Florida real estate broker (BK3293808) with Kariza Capital Realty LLC.

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Petru Pusta

Petru Pusta is a licensed Florida real estate broker (Lic. BK3293808) and the founder of All About Real Estate LLC, a direct cash home buyer in Hollywood, FL. Since 2014 he has bought distressed and as-is houses across Miami-Dade, Broward and Palm Beach counties, including properties with code violations, municipal liens, tenants, probate and foreclosure issues.