Creative Strategies
Tax liens, sheriff sales, and subject-to deals are powerful tools when the traditional path is blocked. Ironwood uses all three.
Explore Your OptionsStrategy 01
When a property owner fails to pay property taxes, the government places a lien on the property. Investors can purchase that lien — essentially paying the back taxes — and earn interest when the owner redeems it. If the owner never pays, the investor can move toward taking ownership of the property.
It is one of the highest-yield, lowest-competition investment strategies in real estate — and most people have never heard of it.
Georgia
Georgia is a tax deed state, not a lien state. Delinquent tax properties go to a Tax Sale at the county courthouse. Winning bidders receive a tax deed — but original owners have a 12-month right of redemption. Investors earn a 20% premium if redeemed, or keep the deed if not. Counties like Cobb, Fulton, and DeKalb hold sales regularly.
Florida
Florida is a true tax lien state. Counties sell tax lien certificates at annual auctions — investors bid on the interest rate, starting at 18% and bid down. The owner has 2 years to redeem. If unredeemed, the investor can apply for a tax deed. Okaloosa, Walton, and Bay counties (Emerald Coast) all hold annual certificate sales.
Strategy 02
Sheriff sales (also called foreclosure auctions) happen when a lender forecloses on a property after the owner defaults on the mortgage. The property is auctioned on the courthouse steps — typically to the highest cash bidder above the lender's minimum bid.
Tax sales are similar but initiated by the government for unpaid taxes rather than a lender. Both can yield below-market deals — but they require cash and move fast.
Each county publishes notices in local legal newspapers and on the county website. Cobb County Tax Commissioner, Fulton County Sheriff's Office, and GA SuperiorCourt websites list upcoming sales. Most require cashier's check day-of.
Florida foreclosure sales are typically held online through platforms like RealForeclose.com and Realauction.com. Okaloosa and Walton counties (Emerald Coast) use these platforms. Registration and deposit required before bidding.
Ironwood attends and monitors these sales regularly. If you want a seat at the table, talk to Ty.
Strategy 03
A subject-to deal means the buyer takes over a property and continues making the seller's existing mortgage payments — without formally assuming the loan. The mortgage stays in the seller's name, but the investor takes ownership and control of the property.
This is a powerful tool for sellers who are behind on payments but still have equity. Instead of losing the home to foreclosure, they transfer it — preserving what they can — and the investor steps in to save the loan.
If you are behind on payments and facing foreclosure, a subject-to deal stops the clock. You transfer the property, Ironwood takes over the payments, and your credit is protected from a foreclosure record. You walk away without the debt hanging over you.
Ironwood acquires properties subject-to their existing financing — often at below-market rates locked in from previous years. We then rehabilitate, rent, or resell. It is a win for the seller in distress and a strategic acquisition for us.
Who We Work With
Before the county puts your property up for auction, there are options. Talk to us first.
Tax liens, mechanic's liens, HOA liens — we know how to navigate encumbered titles.
Title issues, code violations, or condition problems that block a traditional sale. Creative deals work where standard ones don't.
Tax sales and subject-to deals are where experienced investors find below-market inventory. Join Ironwood's buyer list.
Let's Talk
Whether you are a seller with a lien problem or an investor looking for creative deals — start here.
Ty will review your situation and reach out within 24 hours.
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