4005 BRANDON HILL DR

Florida

Tax DeedpendingSells Sep 16, 2026 · 18 days ago

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Opening bid

$138,602

Assessed value

$231,973

Market / AVM

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Taxes owed

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Parcel number: 110250U0240
Case number: 25-0034
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Leon County property search (Google) ↗search: 110250U0240
Assessor, Appraiser ↗search: 110250U0240
Property Tax Search and Pay Property Taxes ↗search: 110250U0240
Delinquent Taxes and Tax Certificate Sales ↗search: 110250U0240
Judicial Foreclosures ↗search: 110250U0240
Recorded Document Search ↗search: 110250U0240
GIS Mapping ↗search: 110250U0240
Google Maps (parcel / address search) ↗

Leon County rules

Sale type: Hybrid
Redemption: Lien: 2 years before deed application allowed. Deed: none once issued.
Return if redeemed: Lien: 5–18% (bid-down, 5% minimum return rule)
Statute: Florida Statutes Ch. 197

Full county profile →

Historical comps

No historical bucket for FL|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Florida tax deeds extinguish many private liens/mortgages, but unsatisfied governmental liens and judgments survive (satisfied only to extent of overbid). Federal liens can survive. Clerk warrants nothing — full title search required.

Quiet title

Often practically required for marketable/insurable title after Florida tax deed (occupancy, heirs, notice issues common).

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Leon County Tax Collector — Annual Tax Sale / Tax Sale Information ↗

Deal analysis

Your maximum bid

$162,438

Walk away above this. Projected profit at the ceiling: $81,873 (30% of ARV).

Opening bid $138,602

Room to bid $23,836

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$141,639

Under max by $20,799

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

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p(redeem) prior

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No historical bucket for FL|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Assessed $231,973 ÷ 0.85 assessment ratio. Florida assesses at just value, but Save Our Homes / Amendment 1 caps compress assessed below market on long-held homesteads.

After-repair value: $272,909
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$21,833
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical FL range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical FL recording and deed issuance cost.: −$500
Holding costs (7 months)assumed Taxes, insurance, and securing the property at ~$409/month.: −$2,866
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$81,873
Maximum bid: $162,438

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Governmental liens (municipal code enforcement, some special assessments) can survive a Florida tax deed — check the specific municipality.

AI risk brief

Reads this parcel against LeonCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.