Queen of Tax Deeds

09/16/2026

Ever wonder how I decide which tax deed properties are actually worth bidding on? 🤔

I get asked this all the time, so I recorded my full research process and put it up on YouTube.

📋 Step 1: I pull the auction list for free... no paid subscription needed. I'll show you exactly where.

🖥️ Step 2: Everything goes into my research spreadsheet. Property address, subdivision, notes, assessed value, comps, max bid... it's all organized so I'm not second-guessing myself later.

🔍 Step 3: Before I ever place a bid, I check the property appraiser's site for zoning and lot size. This one step alone has saved me from bidding on lots that couldn't even be built on.

The video walks through a real example, including a lot I almost passed on until I realized it was a buy-and-hold, not a quick flip.

Whether you're brand new to tax deed investing or you've done this a few times, I think you'll get something out of this one.

Watch the full video (on my YouTube channel), and grab my free guide if you want to learn how to get started the right way.

What's the biggest question you have about researching tax deed properties? Drop it in the comments... I answer every one. 👇

Want to know exactly how I decide which tax deed properties are wor...

09/09/2026

Ever wonder who's actually involved when a property goes to tax deed? There's five main players, and once you understand each one, the process makes a lot more sense.

🏠 The Homeowner
Life gets in the way. A car breaks down, bills stack up, and the property taxes don't get paid.

🏛️ The County
The county needs that tax money. So they place a lien on the property and look for an investor to buy the debt.

💰 The Tax Lien Certificate Investor
Pays the county what's owed and earns interest while they wait for the homeowner to catch up.

🔨 The Tax Deed Investor
If the taxes still aren't paid, the property goes to auction. The highest bidder wins and pays off the certificate holder.

🕵️ The Surplus Investor
If the winning bid was higher than what was owed, there's money left over. The surplus investor tracks down the homeowner and helps them claim it, for a fee.

Here's the part most people don't know... you can play more than one of these roles yourself. Hold the certificate, bid at the auction, and collect the surplus. I call that the trifecta.

I've been investing in tax deeds and liens since 2004, and I've trained thousands of people to understand this exact process.

Want to learn how this works step by step? Grab my free guide here.
👉 https://members.buyingtaxdeeds.com/free-tax-deed-investing-guide-save-thousands

Which role would you want to start with? Drop it in the comments. 👇

09/09/2026

Ever wonder who's actually involved when a property goes to tax deed? There's five main players, and once you understand each one, the process makes a lot more sense.

🏠 The Homeowner
Life gets in the way. A car breaks down, bills stack up, and the property taxes don't get paid.

🏛️ The County
The county needs that tax money. So they place a lien on the property and look for an investor to buy the debt.

💰 The Tax Lien Certificate Investor
Pays the county what's owed and earns interest while they wait for the homeowner to catch up.

🔨 The Tax Deed Investor
If the taxes still aren't paid, the property goes to auction. The highest bidder wins and pays off the certificate holder.

🕵️ The Surplus Investor
If the winning bid was higher than what was owed, there's money left over. The surplus investor tracks down the homeowner and helps them claim it, for a fee.

Here's the part most people don't know... you can play more than one of these roles yourself. Hold the certificate, bid at the auction, and collect the surplus. I call that the tax deed trifecta.

I've been investing in tax deeds and liens since 2004, and I've trained thousands of people to understand this exact process.

Want to learn how this works step by step? Grab my free guide here.
👉 https://members.buyingtaxdeeds.com/free-tax-deed-investing-guide-save-thousands

Which role would you want to start with? Drop it in the comments. 👇

08/14/2026

🚨 ONLY 2 IN-PERSON SEATS LEFT!
Join me, Sandra Edmond, for the live 3-Day Tax Deed & Lien Field Trip Experience, August 18–20.
Can’t attend in person? You can also join us LIVE ONLINE from anywhere.
This is more than another tax deed webinar. You’ll get hands-on training and experience a live Marion County, Florida tax deed auction with me on August 19.

You’ll learn how to:
🔎 Research properties before bidding
📋 Perform tax deed due diligence
🚩 Recognize possible red flags
📊 Evaluate property values and potential opportunities
💻 Find information using free online resources
🤖 Use AI tools to assist with your research
🔨 Understand what happens before, during and after an auction

Your registration also includes:
✅ Home-study course and online learning portal
✅ Due diligence checklists and property-analysis spreadsheets
✅ More than seven hours of audio training
✅ One month of group coaching
✅ A private 30-minute Accelerator Coaching session with me
✅ The opportunity to repeat a future field trip for only $50, when space is available

I have been buying tax deeds and liens since 2004 and have trained more than 6,500 investors. I’ll show you what experienced investors look for before deciding whether to bid.

📅 August 18–20
🔨 Live Marion County Auction: August 19
🏠 Only 2 in-person seats remain
💻 Live online attendance is available

Can’t attend in August? Our next 3-Day Field Trip Experience is November 9–11.

Click **Learn More** to see everything included and reserve your seat.

👉 https://members.buyingtaxdeeds.com/tax-deed-guide-thank-you

Educational training only. Tax deed investing involves risk, and results are not guaranteed.

S

Thank you for requesting Sandra Edmond’s free tax deed investing guide. Check your inbox and learn the next step to continue your training.

07/21/2026

The morning after speaking at MCREIA, I won a property at a tax deed auction for $9,100. 👑

Now it is time to get ready for the next auction.

One of the upcoming properties is a waterfront Florida lot on approximately one-half acre. It may look exciting, but the opening bid and aerial photo do not tell the full story.

Before bidding, you still need to research:

Access, zoning, wetlands, title concerns, liens, property values and possible red flags.

That is exactly what we will work on during my upcoming:

3-Day Tax Deed Field Trip
August 18, 19 and 20

You can attend:

✅ Live online from anywhere
✅ Live in person with me in Orlando

We will review auction properties, complete due diligence, observe a live online auction and discuss what happens after the bidding ends.

You also will have the opportunity to repeat the Field Trip in the future at a deeply discounted, almost-free repeat-student rate. That means you can come back, sharpen your skills and learn from a different auction without paying the full tuition again.

Do not just find an interesting property. Learn how to research it before you bid.

Reserve your seat:

https://buyingtaxdeeds.com/3-day-field-trip-experience/

07/13/2026

🏚️ This Marion County property is going to tax deed auction with an opening bid of approximately $13,000. Would you bid—or would you walk away?

The opening bid is only the beginning of the story.

Before bidding, investors need to research the property, review public records, look for potential title concerns, understand the condition of the property, and decide how much they can safely pay.

I’ll be speaking Tuesday, July 14, at the Marion County Real Estate Investors Association’s monthly meeting on Buying Tax Deeds.

📍 Courtyard by Marriott Ocala
3712 SW 38th Ave.
Ocala, FL 34474

🤝 Networking begins at 5:30 p.m.
🎤 Meeting: 6:00–8:00 p.m.

Join us to learn how to evaluate opportunities like this one and make smarter decisions before you bid.

Visit MCREIA.net for details.

Now tell me: Would you BID or PASS on this property? 👑

07/11/2026

Someone I hadn’t talked to in a minute reached out this week. They didn’t call me for tax deeds. They called because they remembered who I am… and they knew I could help. They sent me 2 buyers looking for a duplex and triplex to live in and rent out.

That’s the whole game right there. I’ve been investing in Tax Deeds since 2004, but I’m not a one-trick pony. I help investors find deals in tax auctions, and I help everyday people build wealth through traditional real estate too. Residential. Investment property. Land. Your situation is unique, and my toolbox is deep.

When you build real relationships and actually solve problems, the referrals find you.

If you’re ready to explore what investment real estate really looks like… whether tax deeds, multi-unit properties, or anything in between… let’s talk.

👑 Ready to build wealth the right way? I work 1-on-1 with investors and I also take people to REAL auctions with my 3-Day Field Trip Experience. Learn more at QueenOfTaxDeeds.com

07/07/2026

👑 Starting tomorrow night, I'm going live for the Virtual Tax Deed Refresher + Auction Practice Lab.

This isn't a lecture. It's hands-on training where you review real auction lists, walk through due diligence step by step, and learn to spot red flags before you ever place a bid.

Two live sessions:
🗓️ Wednesday, July 8 — 6pm-9pm EST
🗓️ Thursday, July 9 — 9am-3pm EST

I've been doing this since 2004. I've trained thousands of investors. This is your chance to sharpen your strategy before your next tax deed auction — live, with me, in real time.

Seats are limited. Grab yours below. 👇

Investing in tax deeds and liens. If you are new to real estate investing or tax deeds and liens, this is the site for you! It contains information you need to get up to speed quickly and start investing with confidence to buy tax deeds.

07/03/2026

🚨 New Live Virtual Training for Tax Deed Investors!

Join me for the Virtual Tax Deed Refresher + Auction Practice Lab.

This is a 1.5-day live online training designed to help you review the tax deed process, sharpen your research skills, and get more comfortable watching an online tax deed auction.

I’ll cover:

✅ Tax deed strategies
✅ Auction list review
✅ Due diligence reminders
✅ Red flags to watch for
✅ Online auction observation
✅ Bidding strategy discussion
✅ Live Q&A

Day 1: Evening Refresher Session
Day 2: Auction Practice Lab

This is not the full in-person 3-Day Field Trip. It’s a focused virtual training to help you stay active, review the process, and build confidence from home.

July 8th & 9th
🎟️ Standard Ticket: $197
👑 VIP Ticket: $297 — includes replay + templates

Register here: https://members.buyingtaxdeeds.com/offers/wYwzSdUp/checkout

Former field trip attendees: Reply or message me for the repeat attendee rate.

Happy Investing!
Sandra Edmond
Queen of Tax Deeds®

07/02/2026

Florida just put something big on the November ballot… and most real estate investors aren't paying attention.

Here's what happened. The Florida Legislature passed a constitutional amendment on June 2nd during a special session. It's called HJR 1F. It goes to voters on November 3rd and needs 60% approval to become law.

If it passes, here's the part that matters for investors:

The annual cap on assessed value increases for non-homestead properties drops from 10% to 5%, starting January 1, 2027.

Non-homestead means your rental homes, your investment properties, you AirBnB, your vacation homes… anything that is not your primary residence.

If this passes, the annual growth on your taxable assessed value gets cut in half.

That's a real change for anyone holding investment real estate in Florida.

Now here's what you should know. Nothing has changed yet. Your tax bill today is the same as it was yesterday. This is still a proposed amendment that has to win at the ballot box.

But I've been doing this since 2004, and I watch what tax policy changes mean for the auction market. When taxes rise fast, more property owners fall behind. More delinquency means more tax certificates. More certificates means more properties heading toward tax deed auction. If this amendment slows the tax burden, that pipeline shifts.

Know what you're investing in. Know what's coming. Don't wait until November to figure out how this affects your strategy.

🎁 FREE Guide → The Top 5 Mistakes That Can Cost You Thousands in Tax Deed Investing�👉 https://members.buyingtaxdeeds.com/free-tax-deed-investing-guide-save-thousands

What questions do you have about how this affects your investments? Drop them below.