Broward County, Florida

Hybrid2,037,472 residentsLive auctions →

County research last verified 2026-07. Office holders, platforms, and deposit rules change — re-confirm anything time-sensitive.

Sale typestate default

Hybrid

Redemption periodstate default

Lien: 2 years before deed application allowed. Deed: none once issued.

Investor returnstate default

Lien: 5–18% (bid-down, 5% minimum return rule)

Governing statutestate default

Florida Statutes Ch. 197

Notes

Florida hybrid: annual tax certificate sale (Tax Collector / LienHub), then tax deed auction if unredeemed. IMPORTANT (2026): Tax deed auctions left DeedAuction and transitioned to RealAuction effective July 6, 2026; first RealAuction tax deed auction scheduled for October 26, 2026. Confirm schedule on the Records, Taxes and Treasury page before registering.

Auction logistics

Format

Online

Frequency

Historically monthly; under RealAuction transition the first sale is scheduled October 26, 2026 — check broward.org/RecordsTaxesTreasury for the live calendar thereafter

Platform

RealAuction — Broward County Tax Deed (broward.realtaxdeed.com) ↗

Deposit rules

Register on broward.realtaxdeed.com (existing RealAuction accounts work across counties). Florida statutory deposit pattern: greater of 5% of intended bid or $200 before bidding; final payment deadline is set per sale (prior Broward rules used ~11:00 a.m. ET next day — confirm on RealAuction for the Oct 2026+ cycle). Forfeiture can bar future bidding for one year (Fla. Stat. §197.542).

Title risk

Liens that survive the sale

A Florida tax deed extinguishes most private mortgages and liens, but does not clear governmental liens (code enforcement, municipal liens) or IRS liens (120-day federal redemption). Run a municipal/code-enforcement lien search before bidding.

Quiet title

Under Fla. Stat. §95.192, continuous ownership and tax payment for 4+ years after the deed often supports marketable title without suit. For faster insurable title, a quiet title action with final judgment is standard.

Deal maths for Florida

Assessment ratio: 0.85× of market value
Typical quiet title: $1,800–$5,000 · 5 mo
Recording and transfer: $500

Florida assesses at just value, but Save Our Homes / Amendment 1 caps compress assessed below market on long-held homesteads.

Offices and records

Tax collector

Broward County Records, Taxes and Treasury / Tax Collector functions ↗

Clerk of court

Broward County Records, Taxes and Treasury (tax deed administration) ↗

Property appraiser

Broward County Property Appraiser (BCPA) ↗

GIS / parcel map

BCPA Web Map ↗

Areas trending up

Directional read from dated market analysis — not a guarantee, and not a substitute for your own comps.

Flagler Village / downtown Fort Lauderdale

Urban multifamily pipeline and employment adjacency continue to drive core Broward demand into 2026

Hollywood

Beach-adjacent redevelopment and relative value versus Fort Lauderdale proper

Coral Springs / Parkland edge

School-driven northwest Broward demand with tighter inventory than outer western edges