Practical, field-tested guidance from a certified title examiner with 20+ years of experience. No hype — just the knowledge you need to invest safely.
14 articles
One of the most dangerous misconceptions in tax deed investing is that all liens are wiped clean at the auction. They are not. Understanding which liens survive and which are extinguished can mean the difference between a profitable investment and a financial disaster.
Walking into a tax deed auction without proper due diligence is like buying a house without an inspection — except the risks are significantly higher. Every property at a tax deed auction has a story, and most of those stories involve complications that only surface after you have the deed in hand.
The chain of title is the chronological history of ownership for a property. It tells you who owned the property, when they acquired it, and — most importantly — what encumbrances, liens, and restrictions were placed on it along the way. Here is how to read one efficiently.
Every experienced tax deed investor knows the profit is made at the auction, not after. Your maximum bid determines your margin of safety — and getting it wrong by even a few thousand dollars can turn a winning investment into a money pit. Here is the formula I recommend after examining thousands of tax deed titles.
You won the auction, you have the deed, and you think the property is yours. But there is one more critical step most tax deed investors underestimate: the quiet title action. Without it, you may own a property you cannot sell, refinance, or insure.
Tax deed auctions vary dramatically from state to state. What works in Florida will get you burned in Texas. What is standard in Georgia is illegal in California. Here is a practical reference covering the 15 most active tax deed states.
Of all the risks in tax deed investing, environmental contamination may be the most financially devastating. Unlike a bad roof or foundation crack, environmental liability can exceed the property value by 10x or more — and it follows the land, not the owner who caused it.
Every week I get emails asking the same question: is tax deed investing still worth it? After 20+ years in the title examination business and thousands of tax deed properties analyzed, here is my honest, no-hype answer for 2026.
Texas is one of the most active tax deed states in the country — and one of the most complex. Judicial foreclosure sales, constable sales, and struck-off properties each carry different rules. Here is what you need to research before bidding on any Texas tax deed property.
Florida is the most popular state for tax deed investing — and one of the most competitive. With online auctions in all 67 counties and no right of redemption after the sale, Florida moves fast. Here is how to research a Florida tax deed property before you bid.
Georgia tax sales happen on the courthouse steps on the first Tuesday of each month. The state has a 12-month right of redemption, which fundamentally changes your strategy compared to non-redemption states. Here is what every investor needs to research before a Georgia tax sale.
The IRS has special powers when it comes to tax deed sales. Even after you win a property at auction, the federal government retains a 120-day right to redeem it. If you do not understand this rule, you could lose your property — and every dollar you invested in it — four months after closing.
You win a property at a tax deed auction for $20,000. Three weeks later, the HOA sends you a bill for $15,000 in delinquent assessments. Can they do that? In many states, yes — because HOA liens can survive the tax deed sale. Here is what you need to know.
The book covers everything — 13 chapters, 30+ case studies, printable checklists, and the Maximum Bid Formula.
These insights cover key topics, but the full system — with checklists, templates, and step-by-step workflows — is in the book.
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