What is a tax deed sale?
A tax deed sale is a county sale of property tied to unpaid property taxes. Unlike a tax lien, the bidder is trying to acquire the property itself, sometimes subject to a statutory redemption period.
Tax Deed Sales: State Redemption Windows & Bid Examples
Tax deed sales let investors bid on property tied to unpaid taxes, but the winning bid is only safe if the redemption window, title risk, repairs, and holding costs all fit your max bid. Start with statute-cited state rules, then verify the county file before bidding.
State tax deed pages
| State | Redemption window | Primary source |
|---|---|---|
| Florida | Redeemable after certificate issuance and before tax deed issuance or full payment to the clerk, whichever is later. | Fla. Stat. §197.472 |
| Texas | Generally 2 years for residence homestead or agricultural property, and 180 days for other property. | Texas Tax Code §34.21 |
| Georgia | At least 12 months after sale, until the right is barred by statutory notice. | O.C.G.A. §48-4-40 and §48-4-42 |
| Idaho | Until county sale or transfer, capped at 14 months after the county tax deed. | Idaho Code §63-1007 |
| California | Terminates at close of business on the last business day before the sale date. | Cal. Rev. & Tax. Code §3707 |
How to underwrite a tax deed sale
- 1. Confirm whether the state sells tax deeds, liens, or redeemable deeds.
- 2. Read the county file and the primary redemption statute.
- 3. Estimate ARV, repairs, title cleanup, occupants, liens, and holding costs.
- 4. Set a maximum bid before the auction and stop when the price passes it.
FAQ
Which tax deed states should I study first?
Start with Florida, Texas, Georgia, Idaho, and California because DistressedDealRadar has statute-cited redemption notes for those pages. Confirm county rules before bidding.
How do I calculate a tax deed bid?
Work backward from ARV, then subtract repairs, closing costs, holding costs, surviving liens, redemption risk, and your required margin. Use the Max Bid and Deal Analyzer tools before bidding.