Where the sales actually happen
People picture a courthouse steps auction. In South Florida it is a website. Both counties moved their sales online years ago, and the site you need depends on the county and the kind of sale.
- Miami-Dade mortgage foreclosure sales are run by the Clerk of the Court at miamidade.realforeclose.com. The Clerk's Foreclosure Unit is downtown at 20 NW 1st Avenue.
- Miami-Dade tax deed sales are run by the Clerk at miamidade.realtaxdeed.com.
- Broward mortgage foreclosure sales are run by the Broward Clerk of Courts at broward.realforeclose.com.
- Broward tax deed sales are run by Broward County Records, Taxes and Treasury at broward.deedauction.net.
Every one of those sites has a public calendar and a search. You can type in the case number from your notice, or the owner's name, or the address, and see the exact date and time your property is scheduled to be sold. If you cannot find it, text me the address and I will find it for you. No charge, no obligation, and I will tell you what I see.
Miami-Dade and Broward foreclosure sales are often set 60 days or more after the judgment because the dockets are full. That is more room than the statute's minimum, and it is the room families use to close a sale. Do not waste it waiting for a second letter.
What is different about South Florida
I have bought houses across the state, and these two counties have their own personality when it comes to auctions.
The equity is real. A house in Liberty City, North Miami, Opa-locka, or Lauderdale Lakes that was bought for sixty thousand dollars twenty five years ago might be worth six or seven times that today. Which means a tax deed sale over a fifteen thousand dollar bill, or a foreclosure over a small second mortgage, can wipe out several hundred thousand dollars of a family's wealth in one morning. The stakes here are higher than almost anywhere in Florida.
The bills went up fast. Insurance, taxes, and association dues have climbed hard in the last few years, and a lot of homeowners on fixed incomes in Hialeah, Miramar, Pembroke Pines, and Hollywood fell behind through no fault of their own. If that is you, you are not a bad homeowner. You are a homeowner in a county that got expensive.
A lot of these are family homes. Many of the notices I see are addressed to someone who has passed. The house in Little Haiti or Miami Gardens or Pompano was Mom's, or Grandma's, and the family is trying to figure out who has the right to do anything. I built a company around that exact situation; it is what Probate Assets Elite means. Read the inherited-house guide if that is your family.
Three languages at the table. Nou pale kreyòl. Hablamos español. I would rather explain a payoff letter in the language you think in than have you nod at something you did not fully catch.
What working with a local buyer looks like
- We talk, today. You text or call. I look up the case and the sale date while we are on the phone.
- I see the house. This week, at a time that works for you. Or, if you would rather not, a walkthrough on video is fine. I am not there to judge the condition. I am there to give you a real number.
- You get a written cash offer. Usually within 24 hours. As is, no repairs, no cleaning, no commissions, no fees.
- We close locally. At a licensed Florida title company in Miami-Dade or Broward. The lender or the tax collector is paid from the purchase price, the clerk cancels the sale, and your equity is wired to you.
Straightforward houses I buy myself. Complicated ones, a title problem, a stubborn lienholder, a probate that needs opening, I bring in a partner buyer I have closed with before so it still gets done on time. Either way you are dealing with me from the first text to the closing table.
Please, check me out first
You are going to get letters from a lot of people once your sale is published. Some are fine. Some are not. So here is how to check me, and I mean it: my company is Probate Assets Elite, LLC, registered and active with the State of Florida, document number L24000159389. You can verify it on the state's Sunbiz site in under a minute. Every closing happens at a licensed title company. Every dollar moves through escrow. You never pay me a fee. And if you want your own attorney to read anything before you sign it, good. I would want the same.
Never pay anyone a fee to "stop" your sale or to get you an offer. Never sign a deed at a kitchen table or in a parking lot. If it is not at a title company, it is not a closing.
What to do this week
- Look up your sale. Go to the site for your county and sale type from the list above and search your name or address. Screenshot the date.
- Get the payoff. For a foreclosure, the lender's attorney issues it. For a tax deed, the county tax collector does. Ask for the amount good through a date.
- Open a text to (786) 920-7419. Send the address and the date. I will look at the case and call you back, usually the same day.
- Verify me while you wait. Sunbiz, document number L24000159389. Then let's talk about what the house can do for your family before that date.
For the full playbook on each kind of sale, read selling before the foreclosure auction and behind on property taxes in Florida.
