Missing a property tax bill is easier than most people think. A job loss, a medical bill, a parent who handled the paperwork and then passed away, or a mortgage that no longer includes an escrow account can all leave taxes unpaid. If you are behind on property taxes in Florida, you have more time than you might fear, but the clock is real, and the debt grows quickly. Here is exactly how the process works in Broward, Miami-Dade and Palm Beach, and what you can do at each stage.
The Florida Property Tax Calendar
Florida property taxes are paid in arrears, and the calendar is the same in every county:
- November: tax bills go out, with a 4% discount for paying in November, then 3% in December, 2% in January and 1% in February.
- March 31: the last day to pay the full amount without penalty.
- April 1: unpaid taxes become delinquent and interest and costs are added.
- May: the tax collector advertises the list of delinquent properties.
- By June 1: the county sells a tax certificate on each delinquent property.
What a Tax Certificate Means for Your House
A tax certificate is not a sale of your home. An investor pays your overdue taxes to the county, and in return holds a first-priority lien on the property that earns interest. Investors bid the interest rate down from a maximum of 18%, so the rate on your certificate depends on the auction. You still own the house and can live in it, but you now owe the certificate amount plus interest, and any later unpaid years add new certificates on top.
Florida’s homestead protection, which shields your home from most creditors, does not protect it from unpaid property taxes.
How Many Years Can You Be Behind on Property Taxes in Florida?
About two years. Once two years have passed from April 1 of the year the certificate was issued, the certificate holder can apply for a tax deed. The application starts the process of auctioning your property at a public tax deed sale run by the county clerk. To apply, the holder must also pay any other outstanding certificates and current taxes, so many investors move as soon as they are allowed.
If no one applies for a tax deed within seven years of the certificate being issued, the certificate is canceled. That is the “7-year rule” people search for, but waiting it out is a gamble with your home and is rarely a realistic plan.
What Happens at a Tax Deed Sale
The clerk sets an auction date and sends notices to the owner and anyone with a recorded interest. Broward, Miami-Dade and Palm Beach hold these auctions online. The winning bidder receives a tax deed, and the former owner loses the property. For a homestead, the opening bid must include half of the home’s assessed value, so the sale may produce a surplus. Surplus funds go to lienholders first and then to the former owner, but they must be claimed and deadlines apply. In practice, owners almost always keep far more by selling before the auction.
How to Stop the Process: Redeeming Your Taxes
You can redeem at any time before the tax deed is issued by paying the tax collector the delinquent taxes, interest, fees and any costs of a pending tax deed application. Redemption cancels the certificate and ends the threat. Payment generally must cover the full redemption amount, so call your county tax collector for an exact figure. To avoid a repeat, ask about Florida’s quarterly installment plan for future tax bills.
Selling a House With Back Property Taxes
If paying the full amount is not realistic, selling the house is often the best way to protect your equity. Delinquent taxes and certificates are paid from the sale proceeds at closing, so you do not need cash up front. The earlier you sell, the less interest and fees come out of your pocket.
| Redeem and keep the home | Sell before a tax deed | Let it go to tax deed sale | |
|---|---|---|---|
| Who pays the taxes | You, in full | Paid from sale proceeds | Paid from auction |
| Your equity | Kept | Kept, minus the payoff | At risk; surplus must be claimed |
| Credit and stress | Resolved | Resolved | You lose the home |
A cash sale is especially useful when the house also needs repairs, carries a code lien, or was inherited and nobody has been paying the bills. Property Solution Services has bought houses across South Florida since 2016, with more than 900 homes purchased. We buy as-is, coordinate the tax payoff with the title company, and can close in as little as 7 days, including in Fort Lauderdale, Hollywood, Lauderhill, Miramar, Miami and Miami Gardens.
What to Do This Week
- Look up your parcel on your county tax collector’s website to see every unpaid year and certificate.
- Check whether a tax deed application has been filed; if so, note the sale date.
- Get a redemption figure from the tax collector.
- Decide whether to redeem, refinance or sell, and act well before any sale date.
Frequently Asked Questions
How many years can you be behind on property taxes in Florida?
A tax certificate holder can apply for a tax deed two years after April 1 of the year the certificate was issued, which can lead to an auction of the home. You can redeem by paying in full any time before the tax deed is issued.
How late can you pay property taxes in Florida?
Taxes are due by March 31 and become delinquent on April 1. A tax certificate is sold by June 1. You can still pay after that by redeeming the certificate with interest and fees.
Can you make payments on delinquent property taxes in Florida?
Redeeming a tax certificate generally requires paying the full amount owed. Florida’s installment plan applies to future tax bills, not to certificates already sold. Ask your county tax collector about your options.
Can I lose my homestead for unpaid property taxes in Florida?
Yes. Florida’s homestead protection does not apply to unpaid property taxes, so a homestead can be sold at a tax deed sale.
Can I sell my house if it has a tax certificate on it?
Yes. The title company pays the delinquent taxes and certificate from your sale proceeds at closing, and the certificate is canceled.
What is the 7-year rule for tax certificates in Florida?
If no tax deed application is filed within seven years of a certificate being issued, the certificate is canceled. Most certificate holders apply long before that.
This article is general information, not legal or tax advice. Confirm your figures and deadlines with your county tax collector and speak with a Florida attorney about your situation.
Need to talk through your options? Call or text (954) 693-9333 or request a no-obligation cash offer. You can also browse answers for other situations on our sell your house fast in any situation page.