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Property Taxes Frequently Asked Questions
Tax Deeds FAQ's
Lands Available for Taxes (L.A.F.T.) FAQ's
Tax Deeds FAQ's
Be advised that not all tax certificates are desirable nor profitable and therefore, the Tax Deeds and properties should be viewed as “BUYER BEWARE”.
Q. What is a Tax Deed Application?
A. Tax Deed application is the action, initiated by a tax certificate holder, which begins the process of selling a property at public auction for the delinquent taxes.
Q. Who/When can I make a Tax Deed Application?
A. Only a certificate holder who has held a tax certificate for a minimum of 22 months is eligible to make a tax deed application with the Revenue Collection Division. This action forces the owner to pay the back taxes or the property would be sold at a public auction to the highest bidder.
Q. I have held my tax certificate for 22 months. How may I obtain the forms to make a Tax Deed Application?
A. Please email taxdeeds@broward.org and the information will be sent to you. Electronically submitting your application will expedite the process
Q. I have held my tax certificate for 22 months. How can I go about purchasing/owning the property?
A. A tax certificate is an investment. The investment does not convey any rights or ownership to the certificate holder. In order to own the property, you'd have to make a tax deed application, attend the tax deed auction and be the highest bidder at the sale.
Q. How is a Tax Deed Application made?
A. At the time of application, the certificate holder (applicant) pays any other outstanding taxes as well as a title search fee and a tax deed application fee. All of the unpaid taxes and fees are then combined with the applicant's certificate, and interest is earned at the rate of 18% per annum. This interest begins accumulating at 1-1/2% per month, beginning the month after the application date.
Q. What happens if the property for which a Tax Deed Application exists is paid (redeemed)?
A. If payment is made to Broward County Revenue Collection by the tax payer (property owner) or the mortgage company, the applicant is reimbursed for their total investment, the accrued interest and the Tax Deed sale process is stopped.
Q. What happens if the property for which a Tax Deed Application exists is not paid (redeemed)?
A. The property will be scheduled for sale at public auction.
Q. Can anyone pay the Delinquent taxes and own the property?
A. NO. Payment of delinquent taxes DOES NOT give the payee any rights to property. The redemption (payment) of a Tax Deed application is only accepted from someone with a legal interest in the property such as the property owner, his representative, or a mortgage company.
Q. Will the property owner be notified of the impending sale?
A. Yes. An ownership and encumbrance report is obtained. Twenty days prior to auction, notification is sent by Certified mail to the property owner, lien holders, and other parties appearing in the report. Additionally, the Sheriff's office will serve/post a notice of sale on the property. If your mailing address has changed, it is very important to update this information with the Property Appraisers Office. Contact the Property Appraiser for additional information.
Q. Are there additional costs involved?
A. Approximately two months before the tax deed sale, the Tax Deed Applicant must pay additional funds for the cost of advertising, certified mailings and sheriff services or postings. These fees are then added to the total amount due to redeem the Tax Deed application.
Q. How often are Tax Deed Sales held?
A. We schedule Tax Deed sales once a month except for the month of June. The scheduled sale dates are as follows:*
| Wednesday |
September 24, 2008 |
| Wednesday |
October 22, 2008 |
| Wednesday |
November 19, 2008 |
| Tuesday |
December 23, 2008 |
| Wednesday |
January 21, 2009 |
| Wednesday |
February 18, 2009 |
| Wednesday |
March 18, 2009 |
| Wednesday |
April 22, 2009 |
| Wednesday |
May 20, 2009 |
* Due to scheduling and other statutory requirements, dates are subject to change.
Unless otherwise noted, all sales are conducted in Room 302 of the Governmental Center, 115 S. Andrews Avenue Ft. Lauderdale.
Please check the Daily Business Review for the most current sale date and time or call our office at 954-468-3428.
Q. Where are the Tax Deed Sales held?
A. Tax Deed sales are currently held in the Governmental Center located at:
115 S. Andrews Avenue, Fort Lauderdale, FL 33301.
Sales will be held in a conference room on the third floor, or other location, as advertised in the Daily Business Review.
Q. What time does the Tax Deed Sale begin?
A. The Tax Deed sale starts at 10:00 A.M. unless otherwise stated in the advertisement.
Q. When and where are the properties to be sold at the Tax Deed Sales advertised?
A. The properties are advertised in the Daily Business Review (Broward Edition), Thursday edition, four weeks prior to the Tax Deed Sale. The advertising includes the property identification number, the tax deed number, name in which assessed and the legal description.
Q. How can a copy of the Daily Business Review be obtained?
A. The Daily Business Review may be purchased at various newsstands throughout Broward County or by contacting them at 633 South Andrews Avenue, Fort Lauderdale, FL 33301 Phone: 954-468-2600, or via the web at www.dailybusinessreview.com
Q. Are the Tax Deed files available for review?
A. One week prior to a Tax Deed Sale, the working files are available for the public to review at Broward County Revenue Collection 115 S. Andrews Ave, Room A-100, Fort Lauderdale, FL 33301. The information contained in the working files should not be utilized as the sole source of research on the property. It is the bidder's responsibility to obtain pertinent legal, lien and title information.
Q. What is the Opening Bid?
A. The opening bid is the amount of back taxes, included in the tax deed application, interest and fees (applicant’s investment). If the property has homestead exemption, the opening bid will also include one half (1/2) of the assessed value on the current tax roll. The bid amount may not include all property taxes.
Q. Are all taxes included in the opening bid?
A. The opening bid may NOT include ALL unpaid taxes. The successful bidder would be responsible to pay any other real estate or personal property taxes. The tax bills will be supplied by Broward County Revenue Collection.
Q. What should a potential bidder know prior to participating in a Tax Deed Sale?
A. Tax Deed sales are not for the uninformed. It is imperative that anyone interested in participating in the Tax Deed Sale conduct extensive research including a full title and lien search prior to bidding on any properties.
Q. What are the requirements to bid on/purchase property?
A. DO YOUR RESEARCH! You or a representative must be physically present at the sale to bid on the property. The individual, bidding at the auction, must also be authorized to purchase property on behalf of the entity to be listed on the Tax Deed and provide the required corporate or power of attorney documentation to our office. If bidding on behalf of a trust, LLC or corporation, of which the bidder is not an officer of that entity, the bidder must provide notarized authorization from the entity which allows the bidder to purchase property in that entity's name. The bidder must also provide corporate papers from that entity which reflects the name of the officer providing the notarized authorization. This paperwork must be present at the auction and that same bidder must submit the paperwork to our office when payment is made and documents are signed. These documents must be signed by the actual bidder or the officer of the corporation or LLC. Note: If the bidder does not have the proper authorization, the Tax Deed must be prepared in the name of the bidder ONLY. The bidder would then be required to provide valid photo identification when submitting payment and signing the required documents for the purchase of property.
Q. What if the certificate holder/applicant would like to purchase the property?
A. The certificate holder/applicant must be present and bid for the property if he/she would want to own the property. He/she must make the highest bid in order to purchase the property.
Q. What is the successful bidder required to provide immediately?
A. The successful bidder must produce valid photo identification such as a driver's license and also provide us with a telephone number. A nonrefundable cash deposit of $200 is collected at the time of the sale, and would be forfeited upon default (197.542(2) F.S.).
Q. Is payment in full required the day of the sale?
A. Full payment must be made at the office of Broward County Revenue Collection located at 115 S. Andrews Avenue Room A-100, Fort Lauderdale, FL no later than 10:00 A.M. the following morning. A separate cashier's check is required for each property purchased. If the payment is not received within the specified time, the deposit and property are forfeited along with the bidder's/entity's privilege to participate in any future tax deed sales (197.542(2) F.S.).
Q. What is the successful bidder required to provide at time of payment?
A. Since there are various forms to be signed by the new owner , and some require notarization, the successful bidder must provide valid photo identification. If the bid was made on behalf of any entity other than the name of the individual bidding, proper documentation must be presented. (i.e. - articles of incorporation, current power of attorney, etc.) When property is purchased at a tax deed sale, this office would collect the full amount bid (which includes the taxes and fees in the application) along with the Recording fees and Doc Stamp fees. At the time of the sale, you would be informed of the total amount due.
If the property would be redeemed prior to this office “issuing” the deed, you will be contacted at the telephone number you provided to us at the sale. If you had already presented your cashier’s check, you would then need to come into the office, with your receipts, and retrieve the cashier’s check and the $200 cash deposit.
Q. Is the property sold free and clear of liens?
A. No. Additional property taxes, as well as, liens on the property may be due and would become the responsibility of the new owner. It is imperative that anyone interested in participating in the Tax Deed sale conduct extensive research including a full title and lien search prior to bidding on any properties. Government liens follow the property. Vacant property may have lot clearing, code and other liens attached to it.
Q. What type of document is issued as a result of the sale?
A. Tax Deed is issued. A tax deed is a form of title given in the event property is sold to satisfy taxes; A tax deed carries no warranties and does not guarantee clear title. It is to the buyer's advantage to consult a real estate attorney in efforts to obtain clear title.
Q. Once a property is acquired at a Tax Deed Sale, is there a redemption period for the former property owner?
A. The former owner will be allowed to pay the delinquent taxes, and the sale made void until the new deed has been issued. This process takes about 24 hours from the time of sale. In the event that this would happen, the cashier's check along with the deposit would be returned, or a refund issued to the successful bidder.
The property may be redeemed by anyone with a legal interest in the property, such as the owner or mortgage company, until we “issue” the deed which is when we “walk out of our office” to take the paperwork to Broward County Records for recording. Once that happens, the taxes are no longer redeemable.
Q. What happens to the properties that do not sell at the auction?
A. If the Tax Deed Applicant is an individual, and there are no bids at the sale, the applicant is required to accept the property by paying the additional costs of the documentary stamps, recording fees, and ½ the assessed value if the property is homesteaded. This must be made within 24 hours of the auction. If the Tax Deed Applicant is Broward County and there are no bids at the sale, the property is immediately placed on the list of Lands Available for Taxes (L.A.F.T.).
Q. Are all properties inhabitable and/or buildable?
A. NO. You MUST do your research! It is imperative that anyone interested in participating in the tax deed sale conduct extensive research including a full title and lien search prior to bidding on any properties. Otherwise, you could end up with a drainage ditch, a sign, condemned property, a stairwell, a heap of junk, a small strip of nothing, etc.
Q. Can I borrow the keys or make an appointment with Revenue Collection to view the property so that I can look at it before I buy?
A. Revenue Collection is NOT a Real Estate Agency, DOES NOT have the keys to the property and knows nothing about the condition of any property. Do your own research! The Property Appraiser's office and their website have USE codes and maps. Revenue Collection can only tell you about the taxes that are due. Remember: You are trespassing if you go onto the property.
Q. Can Revenue Collection provide pictures of the property, floor plans, size of rooms, etc.?
A. No. Revenue Collection can only tell you about the taxes that are due.
Q. Does Broward County guarantee the sale?
A. Broward County DOES NOT guarantee the condition of any property or title with respect thereto. ALL PROPERTIES ARE SOLD "BUYER BEWARE".
Q. Do I have the right to immediate possession?
A. Yes. The tax deed makes you the owner.
Q. Will Revenue Collection evict people living on the property and dispose of unwanted junk left there?
A. No. Revenue Collection does not evict people or remove junk; contact the Sheriff's office for eviction.
Q. Will Revenue Collection help me get clear title?
A. No. A tax deed carries no warranties and does not guarantee clear title. It is to the buyer's advantage to consult a real estate attorney in efforts to obtain clear title.
Lands Available for Taxes (L.A.F.T.) FAQ's
Be advised that not all properties are desirable and therefore, the properties in Lands Available for Taxes should be viewed as “BUYER BEWARE”. Extensive research is required by the interested party in order to obtain the full amount of liens and/or encumbrances due on these properties and the status of the title.
Q. What is “Lands Available for Taxes” (L.A.F.T.)?
A. Lands available for taxes are properties that have been advertised for tax deed sale at public auction, and no bidders appeared at the public sale to purchase the properties. When this happens, Revenue Collection is required to enter the land on a list entitled "lands available for taxes" and to notify the Board of County Commissioners and all other persons holding certificates against the folio that the land is available.
Q. Who may purchase properties from L.A.F.T.?
A. Pursuant to 197.502(7), F.S. for the first ninety (90) days that a property is in L.A.F.T., only the County may purchase the property for the opening base bid. After the ninety days have expired, any person or governmental unit may purchase the land for the opening bid, subsequent omitted taxes, plus any accrued interest plus documentary stamps, recording and indexing fees.
Q. Where can I obtain a copy the L.A.F.T. list?
A. The L.A.F.T. list can be viewed or purchased at Broward County Revenue Collection, 115 S. Andrews Avenue, Room A-100, Fort Lauderdale, FL 33301. To view the information on-line, click here
Q. How many properties are on the L.A.F.T. list?
A. The number of properties varies, please contact our office at 954-468-3430 for the most current number or view the list on-line.
Q. How can properties be purchased from L.A.F.T.?
A. Extensive research is required by the interested party in order to obtain the full amount of liens due on these properties and the status of the title. After completing the research, reviewing the listing and the corresponding Tax Deed file, a quote informing the interested party of the amount due to purchase the property can be provided by Broward County Revenue Collection.
Q. How many quotes can be requested at one time?
A. A maximum of three quotes can be requested per day per individual/entity.
Q. How long does it take to receive the quote?
A. Quotes are accepted Monday thru Friday and are available within 3-5 business days of the request. To receive your quote via e-mail, please provide your e-mail address at the time the request is submitted.
Note: Due to the possibility of error, omission, and events beyond our control, no warranty or guarantee is expressed or implied as to the accuracy of any given quote. Please use your good judgment and always verify prices before you purchase.
Q. How long is a quote valid?
A. The date will be specified on the bottom of the quote. The deadline is the third Friday of the month to insure that the payment is validated and the paperwork is completed by the last working day of the month. On the first day of the new month, additional interest and fees would be due and a new quote would be required.
Q. Once a quote is given, how is the property purchased?
A. The purchaser must come to Broward County Revenue Collection, 115 South Andrews Avenue, Room A-100, Fort Lauderdale, FL between 8:30 and 5:00 p.m. with a Cashier's check for the total amount of the quote prior to the specified deadline. The purchaser must present valid government issued photo identification (i.e. drivers license, state id card, Passport, etc.). Also, if the property is being purchased in the name of an entity other than the individual, the buyer must present proper documentation (i.e. power of attorney, corporate papers, etc.) that shows that he/she is authorized to sign as purchaser on behalf of the entity.
Q. Will a Tax Deed be issued right away?
A. No. From the time the transaction has been completed at Broward County Revenue Collection, it takes approximately a week for the Tax Deed to be issued.
Q. Is the property sold free and clear of liens?
A. Additional property taxes, as well as, liens on the property may be due and would become the responsibility of the new owner. It is imperative that anyone interested in purchasing from Lands Available for Taxes conduct extensive research including a full title and lien search prior to requesting a quote or purchasing any properties.
Q. How long are items in L.A.F.T.?
A. If the oldest unredeemed tax certificate was sold prior to the year 2000, the property will remain on the L.A.F.T. list for seven years from the date the property was offered at a tax deed sale. All other properties will remain in L.A.F.T. for three years.
Q. What happens to properties that are not purchased from L.A.F.T.?
A. The land shall escheat to Broward County ( 197.502(8), F.S. ). All tax certificates and liens against the property shall be canceled, and Revenue Collection will execute a tax deed vesting title in the Board of County Commissioners. Once an item has escheated to the County, it is no longer available for purchase. Certificate holders have no further opportunity to recover their investment.
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