Miami-Dade County · Florida

Know every lien
before you bid.

Automated title & lien research for Miami-Dade foreclosure auctions. Risk-scored reports, judgment detection, and a calculated max bid — in under 5 minutes.

Search by folio number or property address
Miami-Dade County properties only · Real-time data from official county sources
4
County Sources
<5min
Per Property
Real-time
Live Data
FL §197
Lien Survival Rules
The Workflow

Research every property
the night before the auction.

Miami-Dade auctions move fast. Lien Scanner gives you a prepared bid sheet before you ever log in to RealAuction.

01 — Enter
Input a folio number or address
Paste in any Miami-Dade folio number or property address. Lien Scanner opens and searches all four county systems automatically.
02 — Extract
All four county sources searched
Property Appraiser, Civil Court, Official Records, and Tax Collector — all cross-referenced against the property folio in real time.
03 — Analyze
Liens classified and scored
Every encumbrance is classified under Florida lien priority law. Judgments are flagged with amounts and dates. Surviving liens are identified.
04 — Bid
Your max bid, calculated
Get a risk score and a calculated maximum bid before the auction opens. No guessing. No rushed manual research. No surprises after the sale.
Platform Features

Everything a serious
auction investor needs.

Civil Court Analysis
Searches Miami-Dade Civil Court for every owner. Flags defendant cases with final judgments — extracting amount and date — and active cases that could convert to liens. Ignores plaintiff cases and dismissed matters automatically.
Official Records Search
Searches the Clerk's Official Records by owner name and confirms matches using the folio number. Captures mortgages, liens, lis pendens, satisfactions, court orders, probate instruments, and more.
Alias Detection
Extracts owner aliases from Lis Pendens documents — where aliases appear on the first page — and uses them as additional Civil Court search terms. Reduces missed judgments on common names.
Tax Status Check
Checks the Miami-Dade Tax Collector in real time for any unpaid property tax balance. Unpaid taxes are a senior surviving lien — this check is always included in every report.
Max Bid Calculator
Calculates your maximum safe bid based on assessed value, identified surviving liens, and a proprietary discount model developed from real Miami-Dade auction experience.
lienscan — report.json
Folio 30-5019-006-0110
Address 14810 Robinson St
Overall Risk High
Judgment Cases 2 flagged
Civil Court Active Case
Lis Pendens Filed
Tax Status Paid
Records to Review 3 instruments
Max Bid $148,500
Data Sources

Direct from Miami-Dade.
Real-time. Every time.

No third-party aggregators. No stale databases. Every search pulls live data directly from official Miami-Dade County systems.

01
Property Appraiser
mcpa.us · apps.miamidadepa.gov
Extracts owner names, folio number, property address, and legal description. This is the anchor for all downstream searches — every other site is searched using data from this source.
Owner Names Folio Number Legal Description Assessed Value
02
Civil Court (OCS)
www2.miamidadeclerk.gov/ocs
Searches Miami-Dade Civil Court for each owner. Identifies defendant cases, detects final judgments with amounts and dates, flags active cases, and checks for aliases via Lis Pendens documents.
Final Judgments Active Cases Judgment Amounts Alias Search
03
Clerk Official Records
onlineservices.miamidadeclerk.gov
Searches recorded instruments by owner name, cross-referenced to the property by folio number. Captures all relevant document types and classifies them by type and survival status under Florida law.
Mortgages Liens Lis Pendens Court Orders Satisfactions Probate
04
Tax Collector
county-taxes.net · mdctaxcollector.gov
Checks current property tax status in real time. Unpaid property taxes are a senior lien that survives a tax deed or foreclosure sale — this check is always included, never skipped.
Tax Balance Payment Status Delinquency
Florida Lien Law

Know what survives.
Before you bid.

Under Florida Statute §197.552, certain liens survive a tax deed or foreclosure sale and become the buyer's responsibility. Lien Scanner's analysis engine applies these rules to every property.

Survives Sale
Municipal & County Liens
Code enforcement violations, unsafe structure orders, and special assessments survive under §197.552. On neglected Miami-Dade properties these can reach tens of thousands of dollars.
120-Day Redemption
Federal Tax Liens (IRS)
The IRS retains a 120-day right of redemption after a tax deed sale. Federal liens must be identified and flagged — they affect both your bid timing and your title insurability.
Context-Dependent
Judgment Liens
Survival depends on lien type, recording date, and foreclosure type. Lien Scanner flags all judgment liens for review with amounts and dates extracted from the Civil Court record.
Senior Lien
Unpaid Property Taxes
Any outstanding property tax balance is a senior surviving lien. Lien Scanner checks the Tax Collector in real time on every property search — automatically included in every report.
Generally Extinguished
HOA Assessment Liens
Extinguished under §197.552 per Florida case law (Cricket Props, LLC v. Nassau Point). COA statutory liens under Chapter 718 present a more nuanced analysis flagged for review.
Generally Extinguished
Mortgages
Generally extinguished when properly foreclosed. Unsatisfied mortgages without foreclosure or unclear satisfaction records are flagged for attorney review before bidding.
Early Access

Be first in line
when Lien Scanner launches.

Lien Scanner is currently in development and accepting early access requests from Miami-Dade auction investors. Join the waitlist to get notified at launch.

Miami-Dade auction investors only · No spam · Unsubscribe anytime
What's Covered

Every report includes
the full picture.

✓ Always Included
Property Appraiser Data
Owner names, folio, address, legal description, and assessed value — extracted directly from MCPA.
✓ Always Included
Civil Court — All Owners
Full defendant case search for every owner on title, including alias lookups from Lis Pendens documents.
✓ Always Included
Official Records — Full Search
All relevant instruments filtered by document type and cross-referenced to the property by folio number.
✓ Always Included
Tax Status — Real-Time
Live check of the Miami-Dade Tax Collector for current balance and delinquency status.
✓ Always Included
Risk Score
High / Medium / Low overall risk score based on Florida lien survival rules applied to the full findings.
✓ Always Included
Max Bid Calculation
A calculated maximum safe bid based on assessed value, surviving liens, and a proprietary Miami-Dade auction discount model.