Florida vs Georgia Tax Lien Investing (2026)
For a retail investor, Florida edges it overall (6.6/10 vs 5.7/10). The biggest single difference is low capital entry: Florida scores 9, Georgia scores 3. Neither is "best" for everyone — match the state to your goal below.
- System:
- lien
- Max rate:
- 18% max 5% min
- Redemption:
- 2yr
- System:
- redeemable deed
- Max rate:
- 20% penalty flat
- Redemption:
- 12mo
Head-to-head: 9 dimensions
18% ceiling bid down to ~0.25% online; 5% min penalty floor rescues most redemptions
Flat 20% premium in yr 1 even on day-1 redemption; +10%/yr thereafter
5% minimum penalty on redemption regardless of bid, but 0% winning bids earn nothing
20% of full bid due on any first-year redemption (O.C.G.A. 48-4-42)
2yr hold before certificate holder can apply for tax deed
12mo minimum; purchaser may then bar redemption via notice
Nearly all 67 counties auction certs online (LienHub/RealAuction) each June
First-Tuesday courthouse-steps sales; only some counties on GovEase
Heavily institutional; funds bid rates to 0.25% in metro counties
Metro Atlanta deeds bid up hard; rural courthouse sales thinner
Certificates start at a few hundred dollars; small liens plentiful
Redeemable deed: full winning bid price due upfront
After 2yr must apply for tax deed; property goes to deed auction, not to holder
Barment notices (48-4-45) then quiet title needed for clean deed
Ch.197 certificate framework stable for decades, minor tweaks only
Premium structure unchanged since 2002 amendments
County-held certs struck at 18% purchasable OTC through tax collectors
No OTC program; unsold parcels rare
Choose Florida if…
- you want stronger low capital entry — Certificates start at a few hundred dollars; small liens plentiful
- you want stronger otc availability — County-held certs struck at 18% purchasable OTC through tax collectors
- you want stronger auction access — Nearly all 67 counties auction certs online (LienHub/RealAuction) each June
Choose Georgia if…
- you want stronger penalty structure — 20% of full bid due on any first-year redemption (O.C.G.A. 48-4-42)
- you want stronger effective yield — Flat 20% premium in yr 1 even on day-1 redemption; +10%/yr thereafter
- you want stronger redemption speed — 12mo minimum; purchaser may then bar redemption via notice