Behind On Property Taxes In Florida: The Timeline And Your Options
Florida gives you 2 years before a tax deed sale can start. Here's the exact timeline, how tax certificates work, and how to keep your house.
You didn’t pay the property tax bill and you want to know how much trouble you’re in.
The good news: you have about two years, and you can redeem right up until the auction. The bad news: the interest is significant and the process runs on autopilot whether you’re paying attention or not.
Here’s the timeline.
The Florida property tax calendar
| Date | What happens |
|---|---|
| November 1 | Tax bills mailed. Pay in November for a 4% discount, December 3%, January 2%, February 1% |
| March 31 | Last day to pay without penalty |
| April 1 | Taxes become delinquent. Interest and fees begin |
| On or before June 1 | County holds the tax certificate sale on all unpaid parcels |
| 2 years after April 1 delinquency | Certificate holder may file a tax deed application |
| After application | Property advertised and sold at tax deed auction unless redeemed |
Year one: the tax certificate sale
By June 1, the tax collector auctions a tax certificate on your unpaid taxes. This happens in every Florida county - Orange, Osceola, Seminole, Lake, Polk, Volusia, Marion, Brevard.
A tax certificate is a lien, not a sale of your house. An investor pays your tax bill; in exchange they hold a first-priority lien that earns interest.
Investors bid down the interest rate, starting at 18% and going as low as 0.25%. The lowest bidder wins. If nobody bids, the certificate is struck to the county at 18%.
You still own your house. Nothing has changed about your ownership. You now owe the certificate holder the taxes plus accrued interest instead of owing the county.
Certificates are also sold on non-ad valorem assessments - CDD fees, solid waste, stormwater - which catches people who thought they only owed “taxes.”
Year two and beyond: the tax deed application
Two years after the April 1 delinquency date, the certificate holder can file a tax deed application with the tax collector. This is when it becomes serious.
At that point:
- The applicant pays off all other outstanding certificates and current taxes
- The tax collector orders a title search
- The property is scheduled for a tax deed auction through the clerk of court
- Notice is sent to the owner and all lienholders, and the sale is advertised in a newspaper for four consecutive weeks
You can redeem at any point before the auction. Redemption means paying the full amount - all certificates, accrued interest, the application fee, title search, and advertising costs. Once you redeem, the certificates are cancelled and the process stops entirely.
Most Florida counties will give you a written redemption quote by phone. Call the tax collector and ask.
What happens at a tax deed auction
The property is sold to the highest bidder. Opening bid is generally the total owed plus costs; for homestead property the opening bid also includes half the assessed value, which meaningfully raises the floor and protects homeowners with equity.
If the property sells for more than what’s owed, the surplus belongs to you - but you have to claim it. Florida counties hold millions in unclaimed tax deed surplus. If your property was sold, contact the clerk of court about surplus funds. There are also companies that will contact you offering to recover it for a large cut; you can usually file the claim yourself for free.
A tax deed generally extinguishes most private liens, including mortgages - which is why lenders watch this closely.
Your mortgage lender will probably act first
If you have a mortgage, this rarely reaches auction, because your lender won’t allow it.
Most mortgages require you to keep taxes current. A tax certificate is senior to the mortgage, so the lender’s collateral is at risk. Typically they will:
- Notice the delinquency through a tax monitoring service
- Pay the taxes themselves
- Add the amount to your loan balance, usually by establishing an escrow account
- Raise your monthly payment substantially to recover it
That last step is what pushes many people from a tax problem into a mortgage problem. A payment that jumps $400/month to cover advanced taxes is how a manageable situation becomes a foreclosure. See Florida foreclosure timeline.
Properties that actually go to tax deed auction are usually free and clear - inherited houses, vacant land, properties owned by people who died or moved away.
The vacant land problem
This is worth its own mention because it’s enormous in Central Florida.
Poinciana, Deltona, Marion Oaks, Citrus Springs, and Palm Coast contain tens of thousands of platted 1960s–70s lots sold to out-of-state buyers who never built. Many are now owned by heirs who inherited them, don’t know where they are, and have been paying - or not paying - taxes on land they’ve never seen.
If that’s you: the land isn’t going to appreciate its way out of the tax bill, and there’s no mortgage lender to bail you out. Selling it, even cheaply, usually beats another decade of tax bills followed by a tax deed sale where you get nothing.
Your options
Pay it. Call the tax collector for a payoff. Interest is real but the amount is often smaller than people fear, especially in year one.
Ask about a payment plan. Some Florida counties offer installment plans for delinquent taxes. Not universal - call and ask.
Check for exemptions you’re missing. Homestead exemption, the additional $25,000 exemption, senior exemptions for low-income residents 65+, veteran and disability exemptions, and the Save Our Homes 3% assessment cap. If you never filed for homestead, you may be overpaying every year. Contact your county property appraiser - this is free money a lot of people leave on the table.
Apply for property tax deferral. Florida offers a deferral program for qualifying homesteaded owners (generally income-limited, or age 65+). The taxes become a lien accruing interest rather than a delinquency. Ask the tax collector.
Refinance or take a HELOC. If you have equity and can qualify.
Sell it. The taxes are paid from proceeds at closing. If you have equity, this beats losing the property at auction and having to chase surplus funds afterward.
When selling is the right answer
It is when the taxes are years behind, there’s no mortgage lender protecting you, the property is vacant land or an inherited house you don’t want, or the total owed is approaching what the property is worth.
It isn’t when you’re one year behind on your homestead and can catch up. Call the tax collector, ask about a plan, check your exemptions, and keep your house. That’s a far better outcome and it’s usually achievable.
Frequently asked questions
How long before I lose my house for unpaid property taxes in Florida? A tax deed application can be filed two years after the April 1 delinquency date. The auction follows after notice and advertising. You can redeem any time before the sale.
What is a tax certificate in Florida? A lien sold at auction on unpaid taxes. The investor pays your taxes and earns interest - from 18% down to 0.25% depending on the winning bid. It is not a transfer of ownership.
Can I still pay after taxes go delinquent? Yes. You can redeem at any time before the tax deed sale by paying all certificates, interest, and costs.
What happens to my mortgage in a tax deed sale? A tax deed generally extinguishes most private liens including mortgages - which is why lenders almost always pay the taxes first and bill you.
What if the property sells for more than I owe? The surplus belongs to you, but you must file a claim with the clerk of court. Millions go unclaimed in Florida every year.
Can I sell a house with delinquent property taxes? Yes. The taxes are paid from the proceeds at closing.
Are there programs to help with Florida property taxes? Yes - homestead exemption, senior and veteran exemptions, the Save Our Homes cap, and a deferral program for qualifying homesteaded owners. Contact your county property appraiser and tax collector.
General information about Florida law, not legal or tax advice. Deadlines and procedures vary somewhat by county. Contact your county tax collector and property appraiser directly - both are free and generally helpful.
Beach Bums Real Estate buys houses and vacant land for cash in Orlando and Central Florida, including properties with delinquent taxes. Call (689) 249-4888. If you can redeem and keep it, do that - we’ll help you figure out which it is.
Weighing your options?
We buy houses for cash across Florida - but if listing your house would net you more, we’ll tell you that instead. No pressure, no obligation, no follow-up spam.