When are Miami-Dade County tax deed auctions held in 2025?

Miami-Dade County holds tax deed auctions on an ongoing basis throughout the year, typically multiple times per month. Auctions are conducted online through the county's RealAuction platform. The 2025 schedule is posted on the Miami-Dade County Tax Collector's website. Registration and a deposit are required before bidding.

How do tax lien certificates work in Miami-Dade County, Florida?

Florida is a tax lien state. When property taxes become delinquent, Miami-Dade County sells tax lien certificates to investors at the annual tax certificate sale (usually in May/June). Certificate holders earn up to 18% interest annually. If the property owner doesn't redeem within 2 years, the certificate holder can apply for a tax deed, forcing the property to auction.

What is the minimum bid at a Miami-Dade tax deed auction?

The minimum bid (opening bid) at Miami-Dade County tax deed auctions includes all delinquent taxes, interest, fees, and costs associated with the tax deed application. This typically ranges from $3,000 to $50,000+ depending on the property's tax history. There is no maximum bid - properties sell to the highest bidder.

How do I research a property before bidding at a Miami-Dade tax deed sale?

Essential due diligence includes: 1) Title search for liens, mortgages, and encumbrances that may survive the sale, 2) Physical inspection of the property condition and access, 3) Review of the property appraiser's records for value and characteristics, 4) Check for code violations and municipal liens, 5) Environmental assessment for commercial properties, 6) Analysis of comparable sales in the area.

What liens survive a Miami-Dade County tax deed sale?

While tax deed sales in Florida extinguish most liens including mortgages and judgments, certain liens survive: IRS federal tax liens (with 120-day redemption right), municipal/code enforcement liens in some cases, special assessment liens, environmental contamination liens, and condominium/HOA liens filed before the tax certificate. Always conduct a thorough title search.

Is there a redemption period after a Miami-Dade tax deed auction?

No. Unlike some states, Florida has NO right of redemption after a tax deed is issued. Once you win a tax deed auction and receive the deed, the former owner cannot reclaim the property. The only redemption period is BEFORE the auction - owners can pay all back taxes plus interest to stop the sale up until the auction date.

How much does it cost to participate in Miami-Dade tax deed auctions?

To participate in Miami-Dade County tax deed auctions: 1) Registration is free through RealAuction.com, 2) A deposit of $200 or 5% of your maximum bid (whichever is greater) is required, 3) Winning bidders must pay the full amount within 24-48 hours, 4) Payment is typically by wire transfer or cashier's check. No financing is available - cash only.

What areas in Miami-Dade County have the most tax deed auctions?

Tax deed auction volume varies by area. Historically, higher concentrations occur in: Miami (downtown and outlying neighborhoods), Hialeah, Homestead, Florida City, Miami Gardens, North Miami, and Opa-locka. Factors include property values, owner demographics, and economic conditions. Premium areas like Miami Beach, Coral Gables, and Key Biscayne see fewer auctions but higher values.

Can I inspect a property before the Miami-Dade tax deed auction?

You can view properties from public areas (street, sidewalk) but cannot legally enter the property without permission - it's still owned by the delinquent taxpayer until the deed transfers. You CAN: drive by the property, view it on Google Maps/Street View, check permit history, review property appraiser photos, and research public records. Never trespass.

What happens if no one bids on a Miami-Dade tax deed property?

If a property receives no bids at auction, it goes to the certificate holder who applied for the tax deed at the minimum bid amount. If the certificate holder doesn't want it, the property may be re-offered at future auctions or eventually escheat to Miami-Dade County. 'Leftover' properties with no bidders often have serious issues - lack of access, environmental problems, or title defects.

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Miami-Dade County Tax Deed Auction Research

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Tax Deed Records

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Miami-Dade Areas

Cities and districts covered

Avg. Opening Bid

$6.8K

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Miami-Dade Tax Deed Research Tools

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Area-level activity metrics for Miami-Dade neighborhoods built from sell-through rates, overbids, and auction patterns.

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Comprehensive parcel profiles with ownership history, prior auction results, and Miami-Dade neighborhood context.

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Transform Miami-Dade County tax sale records into actionable intelligence for smarter bidding decisions.

Auction History

Fall 2024Completed

Sold: 2,890Rate: 64%

Distress Pipeline

Beta

Grade A

124

Grade B

356

Grade C

1.4K

Grade D

3.8K

30-4025-001-0280Miami

01-3126-018-0150Coral Gables

Parcel Analysis

Area Heat Map6mo

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Score

AccessGood

UtilitiesYes

HistoryClean

30-4025-001-0280

Miami · 0.12 ac · Vacant

$8,200

Opening

Heat Scoring

Built from sell-through rates, overbids, and bid intensity across historical auctions.

Risk Assessment

Parcel-level scoring across access, utilities, auction history, and pricing signals.

Distress Pipeline

Surfaces likely future auction candidates before they appear on official lists.

Pattern Recognition

Historical auction behavior reveals repeated failures, not just final prices.

How Miami-Dade County Tax Deed Auctions Work

Miami-Dade County tax deed auctions offer investors the opportunity to purchase properties with delinquent taxes at public sale. Florida operates as a tax lien state, meaning the county first sells tax lien certificates to investors when property owners fall behind on taxes.

After holding a tax lien certificate for at least two years, investors can apply for a tax deed, which forces the property to auction. Miami-Dade conducts these auctions online through RealAuction, with sales occurring multiple times per month throughout 2025.

Key areas with frequent tax deed activity include Miami, Hialeah, Homestead, Miami Gardens, and North Miami. Premium neighborhoods like Coral Gables, Miami Beach, and Key Biscayne see fewer auctions but command higher prices when properties become available.

Successful tax deed investing in Miami-Dade requires thorough due diligence. Unlike some states, Florida has no redemption period after the auction — once you win, the property is yours. However, certain liens can survive the sale, including IRS liens and some municipal assessments.

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