Real Estate Title Due Diligence for Investors Who Don't Want Expensive Surprises.
Title research, lien analysis, and tax-sale due diligence to help investors understand title risk before they buy — so problems surface on paper, not after closing.
The Cost of Getting It Wrong
Tax deed investing looks simple on paper. But incomplete research turns bargains into money pits. Here's what catches investors who skip professional due diligence:
Surviving Liens Wipe Out Your Equity
Federal tax liens and certain governmental or municipal liens can survive a tax deed sale, and HOA assessment liens may survive depending on the sale statute, priority, and joinder. Buy a $40,000 property with a $35,000 IRS lien you didn't find, and your "deal" just cost you $75,000.
Environmental Contamination
Former gas stations, dry cleaners, and industrial sites carry cleanup liability that transfers to the new owner. Remediation costs can run $50,000 to $500,000+ — far exceeding the property's value.
Quiet Title Costs Add Up Fast
Most tax deed properties need a quiet title action to become insurable. If you didn't factor in $2,000–5,000 in legal fees and 6–12 months of waiting, your profit margin just evaporated.
Start Here: What Do You Need?
Pick the situation that sounds like yours and we’ll point you to the right next step.
Services & Pricing
Straightforward pricing for professional research. No hourly billing surprises — you know the cost before we start. Each service has its own detailed page.
Pre-Bid Property Research
Public-record title and lien research before you bid. I search the records, identify surviving liens, check for federal tax liens, and give you a record-based risk summary of the issues for you and your licensed professionals to evaluate.
- Full chain of title review
- Lien survival analysis
- IRS / federal tax lien check
- Environmental red-flag screening
- Written report summarizing the record-based risks
From $500 for commercial or complex titles
Post-Auction Title Review
Already won a property at auction? I examine the title, identify any remaining issues, and create a clear action plan for clearing title — including quiet title guidance.
- Post-sale public-record title and lien review
- Remaining lien identification
- Quiet title feasibility assessment
- Prioritized action plan
- Attorney referral if needed
From $650 for commercial or complex titles
Strategy Consultation
One-on-one consultation to review your tax deed strategy, evaluate specific properties, or answer questions about the due diligence process.
- 60-minute video or phone call
- Review of your target properties
- Due diligence process walkthrough
- Personalized recommendations
- Follow-up summary email
Additional time billed at $200/hr
Title, Survey & Deed Issue Review
Have a specific document problem — a legal-description mismatch, survey discrepancy, confusing deed, or a title-policy exception? I review the documents and explain what you are looking at in plain language.
- Legal-description & parcel-ID review
- Deed language & vesting questions
- Survey discrepancy & boundary review
- Title-policy exception explanation
- Clear pointer to attorney / surveyor / title company if needed
Final quote confirmed after I see the documents
All prices are per property. Contact me for a quote on multiple properties.
Not sure which service fits?
Answer a couple of quick questions and get pointed to the right service for your situation — no pressure, no legal advice.
What You'll Receive
Every engagement produces a professional written report — not a verbal opinion, not a phone call summary. A document you can review, share with your attorney, and reference for years.
Property Identification
Address, legal description, parcel ID, assessor data
Chain of Title Summary
Complete ownership history with recording references
Lien Search Results
Every lien found, its status, and survival analysis
Federal Tax Lien Check
IRS lien search via PACER and county records
Tax Sale Validity Review
Sale type, notice compliance, redemption period status
Environmental Screening
Red flags, historical use, database cross-reference
Risk Assessment
Itemized risk factors with severity ratings
Recommendation
Record-based summary of issues for you and licensed professionals to evaluate
How It Works
Tell Me About the Property
Share the property address, parcel number, county, state, and auction date. Include any information you've already gathered.
I Research the Records
I examine the property records — chain of title, lien search, encumbrance review, and risk assessment.
You Get a Clear Report
Receive a professional written report with findings, risk assessment, and a record-based summary of the issues for you and your licensed professionals to evaluate, within 3–5 business days.
Why This Research Matters
Most property research services are run by investors. This service is focused specifically on reading the title and lien records so you understand the risk before you bid.
Frequently Asked Questions
Have a question not listed here? Email info@taxdeedduediligence.com
Request a Consultation
Share your property details below and I'll respond within 24 hours with availability and pricing.
Prefer email? info@taxdeedduediligence.com
Just want to learn first? Explore the free due diligence guides
Not ready for consulting yet? Download the free 7-document checklist bundle and start your own due diligence.
Disclaimer: The services provided by James K. Quigg and TaxDeedDueDiligence.com are property research and title examination services only. Nothing provided constitutes legal advice, and no attorney-client relationship is created. Reports and recommendations are based on available public records at the time of research and do not guarantee title insurability or the absence of undiscovered encumbrances. For legal advice, consult a licensed attorney in your jurisdiction. Results may vary based on county record availability and the completeness of public records. Past performance of any investment strategy does not guarantee future results.