Coral Springs, FL · Member since 2018 · 495 posts · 111 votes
Miami-Dade's Oct 15 tax deed sale listed 15 cases. As of Oct 7, 10 show as redeemed, 1 was canceled per bankruptcy, and 4 are still scheduled: two Sunny Isles Beach condos (2026A00220, 2026A00227), a downtown Miami condo (2026A00258), and a vacant commercial piece on S Bayshore Dr with no site address on the Property Appraiser record (2026A00256).
Worth checking before bidding on any of them: unpaid condo association balances, city or county liens (some government liens can survive a Florida tax deed), recorded mortgages or IRS liens, and whether the case is still on the list the morning of the sale.
If you're looking at one of these or any other Florida tax deed parcel, post the case number or folio and I'll run a free pre-bid lien check.
Update for anyone looking at Miami-Dade this week. I checked the county's auction list at 6:33 PM ET on Oct 7.
Thursday, Oct 8 at 2:00 PM: 16 cases were listed and 13 have redeemed, so 3 are still scheduled:
- 2026A00217, 1395 Brickell Ave #2705, opening bid about $28.1K. The appraiser codes it as a hotel/motel condo (830 sq ft), so check use and financing restrictions before you bid.
- 2026A00215, 321 83 St, Miami Beach, opening bid about $235.6K. A 16-unit building from 1951 that last sold in 2022 as part of a multi-parcel deal.
- 2026A00138, 628 NE 71 St, opening bid about $2.0K. It's a 5-foot strip of a lot (238 sq ft, assessed at $268). I'd pass.
Oct 15: 4 cases are still scheduled (2026A00220, 2026A00227, 2026A00256, 2026A00258). The rest have redeemed, and one was canceled for bankruptcy.
Two things to watch: the assessed values on the auction page are from last year's roll, so check the 2026 figure with the Property Appraiser. And the county code-violation search doesn't cover City of Miami or Miami Beach liens, which can survive the deed.
If you're bidding on either day, post the case number and I'll run a free pre-bid check.
Morning-of update for today's 2 PM Miami-Dade tax deed sale (Oct 8).
Correction to my 6:33 PM Oct 7 note: the county auction calendar this morning shows only 1 of 15 listed cases still active for Oct 8. 2026A00217 and 2026A00215 now show Redeemed. The one still scheduled is 2026A00138, 628 NE 71 St, Miami 33138 (parcel 01-3218-004-0050).
The Oct 15 sale on this thread still shows 4 of 15 active on the same calendar.
Same diligence reminder before anyone bids: city or municipal liens (City of Miami and Miami Beach searches are separate from the county records check), condo/HOA estoppel, and whether the case is still on the list at gavel time.
If you're looking at one of these or any other Florida tax deed parcel, post the case number or folio and I'll run a free pre-bid lien check.
For anyone bidding the upcoming South Florida tax deed sales - I run pre-bid public-record checks on Broward, Miami-Dade, and Palm Beach parcels. Liens, title flags, the stuff that kills the deal after you win. $29 for a one-lot quick check, delivered before the sale or your money back. DM me the folio number and I'll turn it around.
Miami-Dade Oct 15 tax-deed sale: the 4 cases still scheduled, ranked by title/lien risk (free)
15 cases were listed, and as of midday Oct 8 only 4 are still scheduled on the county auction calendar. Risk 5 = highest, based on the appraiser record and recorded sales. The county code-citation search came back empty for all 4, but it covers county citations only. City liens, mortgages, IRS liens and condo balances have NOT been checked, so none of these is in the CLEAN group yet.
CHECK: a specific flag to resolve before bidding
- 2026A00256, 2765 S Bayshore Dr, Miami — risk 4/5. A carved-out metes-and-bounds piece of a tract from a large multi-parcel sale, with no site address on the appraiser record. Access, easements and City of Miami liens are not checked.
- 2026A00227, 19380 Collins Ave #722, Sunny Isles Beach — risk 4/5. The condo association took title to this exact unit in 2011 (in lieu of foreclosure) and sold it in 2023. Association arrears are not checked. 1972 building; milestone and special-assessment status not checked.
- 2026A00220, 231 174 St #M10, Sunny Isles Beach — risk 3/5. The owner's mailing address is the unit, so it may be occupied. 1974 building; milestone inspection and special assessments not checked.
- 2026A00258, 68 SE 6 St #1907, Miami — risk 2/5. A 2016 building. The 2022 purchase may carry a mortgage, and lenders often redeem before sale. The mailing address is the unit.
Bidding one of these? Post the case number/folio and I'll run a free pre-bid check.
Igor, one number I'd add to the pre-bid model is the post-acquisition tax basis for carrying-cost purposes rather than assuming the delinquent bill tells you much about year-one economics. Between reassessment, HOA exposure, surviving liens and rehab, the opening bid can be the least important number in the deal. Your checklist approach is the right way to look at it.
That is the same 4 still scheduled as the Oct 7-8 posts above. The auction page still shows last year's assessed values, so pull the 2026 figure from the Property Appraiser before you set a walk-away number. The county code search does not cover City of Miami or Miami Beach liens, so check those separately.