Florida Foreclosure Guide
Florida is a judicial foreclosure state with online auctions conducted through county-specific platforms (Realforeclose.com, RealAuction). Auctions are scheduled continuously rather than monthly. Florida's condo and HOA lien laws are complex — associations have a limited priority lien of up to 12 months of assessments that survives a first-mortgage foreclosure, and special assessments are not capped.
Process Type
Judicial
Typical Timeline
6–18 months
Sale Method
Online county auction (continuous)
Active Foreclosure Auctions
Florida Title Risk Articles
Miami-Dade County Tax Deed Sales: The Municipal and Code Enforcement Liens That Survive and How They Destroy Investor Returns
In Miami-Dade, code enforcement and municipal liens survive tax deed sales under Florida law. Here's the statute, the math, and how to check before bidding.
Liens That Survive Foreclosure in Florida: The Hidden Encumbrances That Can Destroy Your Auction ROI
Florida foreclosure sales don't wipe all liens. HOA claims, federal tax liens, and code enforcement fines can survive and transfer to you.
The Timeshare Deed That Survived Foreclosure: How Vacation Ownership Interests in Florida Can Trump Your Winning Bid
Florida timeshare deeds recorded before the mortgage create senior interests that survive foreclosure — leaving auction buyers with a fractional ownership nightmare.
The Timeshare Interval Interest That Survives Florida Foreclosure Sales
Florida timeshare intervals recorded as real property interests can survive foreclosure if not properly joined. A $45,000 condo purchase becomes worthless.
The Medicare Secondary Payer Lien That Follows Real Estate Proceeds in Florida
Florida investors buying from personal injury plaintiffs face federal Medicare liens that attach to settlement proceeds—including real estate purchased with those funds.
The Wetlands Designation That Kills Your Florida Development Deal After Closing
Florida investors discover post-auction that Army Corps wetlands jurisdiction eliminates buildable acreage — a risk standard title searches never reveal.
County-Level Exceptions Investors Should Know
Statewide rules only tell part of the story. These county-level quirks catch out-of-state investors off guard.
Miami-Dade County
Miami-Dade conducts online auctions via Realforeclose.com. Condo super-liens of up to 12 months of unpaid assessments survive a first-mortgage foreclosure and become the buyer's immediate obligation. Special assessments in high-rise buildings can be substantial (often $10,000–$50,000+).
Broward County (Fort Lauderdale)
Broward County has extensive community development district (CDD) bonded indebtedness on many new-construction communities. CDD assessments are levied as a non-ad valorem special assessment on the tax bill and survive foreclosure — buyers inherit the full remaining bond balance on top of the purchase price.
Orange County (Orlando)
Orange County has a high volume of vacation rental properties subject to homeowners association rules and county short-term rental regulations. Foreclosure buyers who plan to rent properties short-term must verify HOA documents and county zoning — many communities have enacted post-purchase bans on STR use.
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