Lake County, Florida — Tax Sale & Surplus Procedure

Local operations layer. The legal framework (redemption periods, surplus rights, statutes, case law) lives on the parent page → florida. This page covers how Lake County actually runs it. Legal information, not legal advice. Last verified: 2026-06-02.

C0. Identity

• County seat: Tavares · Population: ~385,881 (2020 Census, FIPS 12069) · Recording unit: county (one of Florida’s 67 counties).
• Parent legal framework: florida (Ch. 197 tax certificates / tax deeds; Ch. 45 mortgage foreclosure).
• County structure: Lake County follows the standard Florida model — the elected Tax Collector (David W. Jordan) conducts the annual tax-certificate sale; the elected Clerk of the Circuit Court & Comptroller (Gary J. Cooney) conducts tax-deed auctions and holds surplus funds. The Clerk also conducts judicial (Ch. 45) mortgage-foreclosure sales.

C1. Local Tax Sale

Two distinct sales exist under Florida law (see florida for statutory mechanics):

(a) Tax-certificate sale — run by the Lake County Tax Collector

• Conducts own sale? Yes, online. · Platform: LienHub (Grant Street Group) — lienhub.com/county/lake. (Source: search results confirming platform; LienHub county/lake page returned 403 during direct retrieval — needs_verification of exact bidder-portal URL)
• 2026 sale dates: Bidding opened May 14, 2026 and runs for 18 bidding days. Contact: Tina Ryon, (352) 253-2143. (Source: Florida Department of Revenue, 2026 Tax Certificate Sale Information for Florida Counties, retrieved 2026-06-02 via search synthesis; floridarevenue.com/property/Documents/2026TaxCertSale.pdf — PDF binary; confirmed via search summary)
• Calendar: annual, on or before June 1 each year per Florida Statute § 197.432. Taxes become delinquent April 1; properties are advertised in the local newspaper for three consecutive weeks prior to the June sale.
• Delinquent list location: Published online at lienhub.com/county/lake and advertised in a local Lake County newspaper for three consecutive weeks. Tax-deed notices are published in The North Lake Outpost newspaper. (Source: Lake County Clerk Tax Deed FAQ, Page 2, retrieved 2026-06-02)
• Bidding: bid-down interest from 18% to 0% in 0.25% increments; unsold certificates struck to the county at 18% (state mechanics — florida § 197.432).
• Registration / deposit / bidder requirements: needs_verification — the LienHub bidder portal returned 403 during research. Registration and deposit procedures are administered through LienHub; contact Tax Collector at (352) 343-9602 or visit laketax.com for current requirements.

(b) Tax-deed auction — run by the Lake County Clerk of Circuit Court & Comptroller

• Conducts own sale? Yes. · Platform: RealAuction (RealTaxDeed) — lake.realtaxdeed.com. Tax-deed case records searchable at lake.realtdm.com/public/cases/list. (Source: Lake County Clerk — Tax Deeds, retrieved 2026-06-02; Lake County Clerk — Tax Deed FAQ, retrieved 2026-06-02)
• Sale schedule: online, generally several times monthly on Tuesdays at 11:15 a.m. Specific upcoming dates are posted at lake.realtaxdeed.com and on the Clerk’s Sales Calendars page. (Source: Lake County Clerk Tax Deed FAQ, Page 2, retrieved 2026-06-02)
• Registration / deposit / payment terms:
  1. All bidders must register an account at lake.realtaxdeed.com and must be registered by the day before the sale.
  2. Deposit: $200 for bids ≤$4,000; 5% of the winning bid for amounts over $4,000 — deposit must arrive by 4 p.m. Eastern Time the day before the sale.
  3. Accepted deposit methods: wire transfer, ACH (4+ business days advance notice required), cash, cashier’s check (no more than two months old), or money order.
  4. Balance due within 24 hours after the sale; accepted as cash, cashier’s check, money order, deposit balance, or wire transfer. ACH payments are not accepted for final tax deed payment.
  5. Failure to pay the balance forfeits the deposit and may result in exclusion from future Lake County tax deed sales.
  6. Deposit funds may remain on account for up to one year; refunds requested via “Request Refund” in the bidder portal. (Source: Lake County Clerk — Tax Deed FAQ, retrieved 2026-06-02; Lake County Clerk Tax Deed FAQ, Page 2, retrieved 2026-06-02)
• Auction mechanism: two-minute countdown clock per property; high proxy bids displayed during the bidding window. (Source: Lake County Clerk — Tax Deed FAQ, retrieved 2026-06-02)
• Unsold property: properties not purchased at sale may be claimed by the certificate applicant or placed on the Lands Available for Taxes list.

Fee schedule for tax-deed sales (Clerk-administered):

(Source: Lake County Clerk — Tax Deed Sales Fees, retrieved 2026-06-02)

C2. Local Redemption → framework: right-of-redemption

• Where/how to redeem locally: redemption of a tax certificate before a tax deed issues is processed through the Lake County Tax Collector’s Office — pay all delinquent taxes, accrued interest (plus the statutory 5% minimum if applicable), and associated costs. The Tax Collector then reimburses the certificate holder. As defined by the Clerk: “Redemption is when all current and delinquent taxes are paid to the Tax Collector’s Office and the property will no longer be going to sale.” (Source: Lake County Clerk — Tax Deed FAQ, retrieved 2026-06-02; florida § 197.472)
• Tax payment portal (online): lake.county-taxes.com/public/search/property_tax (Source: laketax.com — property taxes, retrieved 2026-06-02)
• Redemption contact: Lake County Tax Collector — main phone (352) 343-9602. Main office: 325 N. Barrow Ave., Tavares, FL 32778. Additional offices in Leesburg and Clermont (see C4).
• Pre-sale status check: verify whether a property has been redeemed at lake.realtaxdeed.com; statuses are updated periodically (not real-time). For last-minute checks, call the Tax Deed Clerk at (352) 253-2620 or 2621. (Source: Lake County Clerk — Tax Deed FAQ, retrieved 2026-06-02)
• Local fees: no Lake County-specific surcharge beyond the state statutory formula identified. (needs_verification: confirm no local redemption surcharge)
• Deviations from state default: none identified — Lake County follows the Ch. 197 redemption framework.

C3. Local Surplus / Excess Proceeds → framework: surplus-funds

▸ For Investors / Operators — Lake County Florida runs two separate online platforms: the Tax Collector (David W. Jordan) uses LienHub for the annual certificate sale (bid-down from 18%; 2026 sale opened May 14); the Clerk of Circuit Court (Gary J. Cooney) uses RealAuction (lake.realtaxdeed.com) for tax-deed auctions, generally held on Tuesdays at 11:15 a.m. with several sales per month. Tax-deed deposits are $200 for bids ≤$4,000 or 5% of the winning bid for amounts over $4,000, due by 4 p.m. the day before the sale via wire/ACH/cash/cashier's check. The full balance is due within 24 hours and ACH is not accepted for final payment. Tax deeds are sold AS IS; doc stamps ($0.70/$100) and recording fees are due at closing.

▸ For Former Owners — Tax-deed surplus is held by the Lake County Clerk of the Circuit Court & Comptroller, Tax Deeds Section (North Wing, Third Floor, 550 W. Main St., Tavares, FL 32778; phone (352) 253-2620 or 2621; mail to P.O. Box 7800). The claim form (“Claim Form for Tax Deed Sale Surplus Proceeds”) must be legibly completed, signed, and notarized before submission. No claims are evaluated for a minimum of 120 days from the Clerk’s surplus notice (§ 197.582); the former owner is not barred by the 120-day cutoff for other claimants, but prompt filing is advised.

Business-critical module — sourced from Lake County Clerk official pages.

In Lake County, tax-deed surplus is held and disbursed by the Lake County Clerk of the Circuit Court & Comptroller under florida § 197.582.

• Claim filing venue: Lake County Clerk of the Circuit Court & Comptroller — Tax Deeds Section, Official Records Division

  • In-person: Lake County Courthouse, 550 W. Main St., North Wing, Third Floor, Tavares, FL 32778
  • By mail: Lake County Clerk of the Circuit Court & Comptroller, Tax Deeds Section, P.O. Box 7800, Tavares, FL 32778-7800
  • By email: available via email contact on the Clerk’s website (specific tax-deeds email address not published inline — use general inquiries form or call (352) 742-4100) (Source: Lake County Clerk — Tax Deed Forms, retrieved 2026-06-02)

• Claim form:

  • Name: “Claim Form for Tax Deed Sale Surplus Proceeds”
  • URL: lakecountyclerkfl.gov/wp-content/uploads/ClaimToReceiveSurplusProceedsTaxDeedSale.pdf (PDF)
  • Requirements: must be completed legibly, signed, and notarized before submission.
  • The Clerk’s office emphasizes that staff cannot provide legal guidance; individuals filing without an attorney do so at their own risk. (Source: Lake County Clerk — Tax Deed Forms, retrieved 2026-06-02)

• Local deadline notes:

  • Consistent with florida § 197.582: the Clerk mails a surplus notice to interested parties of record. No claims will be evaluated for a minimum of 120 days from the date of that notice (per § 197.582 — the 120-day claim window).
  • The former property owner is not barred by the 120-day cutoff; other claimants who miss the window are barred.
  • Secondary-source estimate (unverified): Lake County does not begin evaluating claims until roughly four months after auction; payment typically made within 3–6 weeks after approval. (needs_verification against official source) (Source: florida § 197.582; secondary corroboration from Visionary Surplus Recovery blog — not primary source)

• Unclaimed-funds list published? needs_verification — no dedicated public unclaimed-surplus list URL was found on the Lake County Clerk’s website during research. Tax deed case records are searchable at lake.realtdm.com/public/cases/list (returned 403 during direct retrieval — access may require browser). Contact Tax Deeds Section at (352) 253-2620 or 2621 for status of specific cases.

• Contact — Tax Deeds Section:

  • Phone: (352) 253-2620 or 2621
  • Physical: North Wing, Third Floor, 550 W. Main St., Tavares, FL 32778
  • Mailing: Tax Deeds Section, P.O. Box 7800, Tavares, FL 32778-7800 (Source: Lake County Clerk — Tax Deed FAQ, retrieved 2026-06-02; Lake County Clerk — Tax Deed Forms, retrieved 2026-06-02)

C4. Offices & Contacts

C5. Local Procedure Notes

• Standard Florida model: Lake County follows the typical Florida two-office structure — Tax Collector (David W. Jordan) runs the annual certificate sale (LienHub platform); Clerk of Circuit Court (Gary J. Cooney) runs the tax-deed auction (RealAuction/lake.realtaxdeed.com) and holds surplus.
• Two-platform system: LienHub for the annual tax-certificate sale (Tax Collector side); RealAuction (lake.realtaxdeed.com) for tax-deed auctions (Clerk side).
• 2026 certificate sale: opened May 14, 2026; 18 bidding days; contact Tina Ryon (352) 253-2143.
• Tax-deed auction schedule: generally held Tuesdays at 11:15 a.m., online; several times per month. Upcoming dates posted at lake.realtaxdeed.com and on the Clerk’s Sales Calendars page.
• Full payment deadline — tax deed: balance (plus doc stamps $0.70/$100 and recording fees) due within 24 hours after the sale; ACH not accepted for final payment. Non-payment forfeits deposit and may bar from future Lake County sales.
• Surplus claim form must be legibly completed, signed, and notarized before submission; Clerk staff cannot provide legal advice.
• Tax-deed sale notices published in The North Lake Outpost newspaper.
• Foreclosure sales (Ch. 45): judicial — the Clerk conducts sales at 550 W. Main St., Tavares, FL 32778 (East Wing, First Floor / Courthouse Lobby area). Successful bidders must immediately deposit 5% of bid (cash, cashier’s check dated within two months, money order, or attorney trust account check); balance due by 4 p.m. same day. All payments made payable to “Gary J. Cooney, Clerk of Court & Comptroller.” (needs_verification: whether online platform used for foreclosure sales or solely in-person)
• Discount periods for property taxes: 4% (November 30); 3% (December 31); 2% (January 31); 1% (February 28); delinquent April 1.
• No local ordinances deviating from state Ch. 197 / Ch. 45 procedure identified. (needs_verification: confirm no local ordinances modify timeline or surplus process)

C6. Records Access

• Parcel / property search: Lake County Property Appraiser — lakecopropappr.com/property-search.aspx. (Source: lakecopropappr.com, retrieved 2026-06-02)
• Recorder / deed search (Official Records): Lake County Clerk — officialrecords.lakecountyclerk.org. Free public search; searchable by name, document type, or other criteria. Counter hours: Monday–Friday, 8:30 a.m. to 5:00 p.m. (Source: Lake County Clerk — Official Records Division, retrieved 2026-06-02)
• GIS map: Lake County GIS Web — gis.lakecountyfl.gov/gisweb/. Also: Lake County GeoHub at geohub-lcgis.opendata.arcgis.com. (Source: lakecopropappr.com/links.aspx, retrieved 2026-06-02)
• Tax payment portal: lake.county-taxes.com/public/search/property_tax. (Source: laketax.com/property-taxes/, retrieved 2026-06-02)
• Tax deed case search: lake.realtdm.com/public/cases/list (returned 403 during direct retrieval — access may require browser). (Source: Lake County Clerk — Tax Deed Record Search, retrieved 2026-06-02)
• Recording fraud alert service: acclaimservices.lakecountyclerk.org/PublicRecordsNotification/. (Source: Lake County Clerk — Official Records Division, retrieved 2026-06-02)
• eRecording: available through Official Records Division; see lakecountyclerkfl.gov.

C7. Meta

• sources:
  • {type: official, url: https://www.lakecountyclerkfl.gov/departments/records-administrative-services/official-records/tax-deeds/, retrieved: 2026-06-02} (RealAuction platform at lake.realtaxdeed.com; Clerk Gary J. Cooney; main address 550 W. Main St., Tavares; PO Box 7800; phone 352-742-4100; tax deed sale process overview)
  • {type: official, url: https://www.lakecountyclerkfl.gov/faq_cat/tax-deeds/, retrieved: 2026-06-02} (registration at lake.realtaxdeed.com; deposit $200 or 5%; deposit methods; 4 PM deadline day before; 24-hour balance rule; ACH not accepted for balance; deposit refund procedure; unsold property to Lands Available list; tax deed clerk (352) 253-2620/2621; redemption definition; tax certificates contact (352) 343-9602)
  • {type: official, url: https://www.lakecountyclerkfl.gov/faq_cat/tax-deeds/page/2/, retrieved: 2026-06-02} (Tuesdays 11:15 a.m. auction schedule; online at lake.realtaxdeed.com; deeds sold AS IS; published in The North Lake Outpost newspaper; deposit $200 or 5$4,000; ACH requires 4 business days advance)
  • {type: official, url: https://www.lakecountyclerkfl.gov/departments/records-administrative-services/official-records/tax-deeds/tax-deed-forms/, retrieved: 2026-06-02} (Claim Form for Tax Deed Sale Surplus Proceeds PDF at ClaimToReceiveSurplusProceedsTaxDeedSale.pdf; in-person at North Wing Third Floor; mail to Tax Deeds Section PO Box 7800; email submission available; notarization required)
  • {type: official, url: https://www.lakecountyclerkfl.gov/departments/records-administrative-services/official-records/tax-deeds/tax-deed-sales-fees/, retrieved: 2026-06-02} ($60 tax deed sale fee;$10 excess proceeds disbursement; 3%/1.5% advance deposit fee per § 197.542(4)(a); payable to Gary J. Cooney Clerk of Court & Comptroller)
  • {type: official, url: https://www.lakecountyclerkfl.gov/departments/courts-management/civil/real-property-mortgage-foreclosure/foreclosure-sales-calendar/, retrieved: 2026-06-02} (5% deposit at time of sale; cash/cashier’s check/money order/attorney trust check; balance by 4 p.m. same day; payable to Gary J. Cooney; no cashier’s checks over two months old; bid invalid if 5% not deposited)
  • {type: official, url: https://www.lakecountyclerkfl.gov/departments/records-administrative-services/official-records/, retrieved: 2026-06-02} (Official Records Division processes deeds, mortgages, liens; official records search at officialrecords.lakecountyclerk.org; fraud alert at acclaimservices.lakecountyclerk.org/PublicRecordsNotification)
  • {type: official, url: https://www.lakecountyclerkfl.gov/, retrieved: 2026-06-02} (Clerk Gary J. Cooney; 550 W. Main St. Tavares FL 32778; PO Box 7800 Tavares FL 32778-7800; main phone 352-742-4100)
  • {type: official, url: https://www.lakecountyclerkfl.gov/sales-calendars/, retrieved: 2026-06-02} (confirms two separate calendar systems: tax deed sales at lake.realtaxdeed.com; foreclosure sales calendar for Ch. 45 sales; phone 352-742-4100)
  • {type: official, url: https://laketax.com/, retrieved: 2026-06-02} (Tax Collector David W. Jordan; main address 325 N. Barrow Ave. Tavares FL 32778; overnight/summons 1800 David Walker Dr. Tavares FL 32778; phone 352.343.9602; tax payment at lake.county-taxes.com)
  • {type: official, url: https://laketax.com/property-taxes/, retrieved: 2026-06-02} (tax payment portal lake.county-taxes.com/public/search/property_tax; discount schedule Nov–Feb; delinquent April 1)
  • {type: official, url: https://www.lakecopropappr.com/, retrieved: 2026-06-02} (Property Appraiser Mark V. Jordan; phone (352) 253-2150; property search at lakecopropappr.com/property-search.aspx)
  • {type: official, url: https://www.lakecopropappr.com/our-locations.aspx, retrieved: 2026-06-02} (address: 320 W. Main St. Suite A, Tavares, FL 32778-3831; phone (352) 253-2150; fax (352) 253-2155; hours 8:30 a.m. – 5:00 p.m.)
  • {type: official, url: https://www.lakecopropappr.com/links.aspx, retrieved: 2026-06-02} (GIS: gis.lakecountyfl.gov/gisweb/ and geohub-lcgis.opendata.arcgis.com; property search at lakecopropappr.com/property-search.aspx)
  • {type: official, url: https://floridarevenue.com/property/Documents/2026TaxCertSale.pdf, retrieved: 2026-06-02} (2026 tax certificate sale: Lake County opened May 14, 2026; 18 bidding days; contact Tina Ryon (352) 253-2143; PDF binary — data confirmed via search summary from FL Dept. of Revenue)
• needs_verification:
  • LienHub bidder-portal exact URL and registration steps — lienhub.com/county/lake returned 403; confirm registration process and deposit requirements by visiting lienhub.com/county/lake in a browser or calling (352) 343-9602.
  • Foreclosure sales platform (online vs. in-person) — the Clerk’s foreclosure sales page confirms in-person deposit rules at 550 W. Main St. but does not specify whether an online bidding platform (RealForeclose or other) is used; needs_verification.
  • Tax-deed surplus unclaimed list URL — no dedicated public list was found on lakecountyclerkfl.gov; case lookup at lake.realtdm.com/public/cases/list returned 403 during research.
  • Specific email address for Tax Deeds Section — only a general contact form was identified on the Clerk’s website; no dedicated taxdeeds@ email was published.
  • Delinquent-list publication newspaper for certificate sale — The North Lake Outpost is confirmed as the publication for tax-deed sale notices; whether it is also used for the certificate-sale delinquent list under § 197.432 was not directly confirmed.
  • Surplus claim processing timeline — secondary source estimate of 4–7 months was not confirmed against an official Lake County publication.
  • No local ordinances deviating from Ch. 197 / Ch. 45 — none found; confirm by calling (352) 742-4100.
  • FL DOR 2026 sale data — the 2026TaxCertSale.pdf was binary-unreadable; sale dates (May 14, 2026; 18 days; Tina Ryon contact) confirmed via search summary only — recommend verifying against the PDF directly.
• cross_links: florida, surplus-funds, right-of-redemption, treasurer-sale, third-party-recovery-rules, tyler-v-hennepin-county, bankruptcy-automatic-stay, heirs-property, due-process-notice
• changelog:
  • 2026-06-02 — Initial population. All C0–C7 modules filled from Lake County Tax Collector (laketax.com), Clerk of Circuit Court (lakecountyclerkfl.gov), Property Appraiser (lakecopropappr.com), and Florida Dept. of Revenue official sources. Key verified facts: LienHub cert-sale platform (403 on direct access); RealAuction tax-deed platform at lake.realtaxdeed.com; 2026 sale opened May 14 (18 days); Tuesdays 11:15 a.m. auction schedule; $200 or 5$60; GIS at gis.lakecountyfl.gov/gisweb; property search at lakecopropappr.com/property-search.aspx; official records at officialrecords.lakecountyclerk.org. Several operational gaps remain (LienHub registration, foreclosure platform, surplus unclaimed list, Tax Deeds email) flagged as needs_verification.

▸ For Investors / Operators — Lake County Florida runs two separate online platforms: the Tax Collector (David W. Jordan) uses LienHub for the annual certificate sale (bid-down from 18%; 2026 sale opened May 14); the Clerk of Circuit Court (Gary J. Cooney) uses RealAuction (lake.realtaxdeed.com) for tax-deed auctions, generally held on Tuesdays at 11:15 a.m. with several sales per month. Tax-deed deposits are $200 for bids ≤$4,000 or 5% of the winning bid for amounts over $4,000, due by 4 p.m. the day before the sale via wire/ACH/cash/cashier's check. The full balance is due within 24 hours and ACH is not accepted for final payment. Tax deeds are sold AS IS; doc stamps ($0.70/$100) and recording fees are due at closing.

▸ For Former Owners — Tax-deed surplus is held by the Lake County Clerk of the Circuit Court & Comptroller, Tax Deeds Section (North Wing, Third Floor, 550 W. Main St., Tavares, FL 32778; phone (352) 253-2620 or 2621; mail to P.O. Box 7800). The claim form (“Claim Form for Tax Deed Sale Surplus Proceeds”) must be legibly completed, signed, and notarized before submission. No claims are evaluated for a minimum of 120 days from the Clerk’s surplus notice (§ 197.582); the former owner is not barred by the 120-day cutoff for other claimants, but prompt filing is advised.

Legal information, not legal advice. This page summarizes how Lake County, Florida administers tax-certificate and tax-deed sales and surplus claims for research purposes only and may be incomplete or out of date. Procedures, offices, platforms, form names, and deadlines change. Verify every figure, address, and deadline against the cited official Lake County sources and consult a licensed Florida attorney before acting. The legal framework lives on florida. Last verified: 2026-06-02.