Know what survives the sale before the gavel drops.

Here’s the part nobody else hands you at this speed or this price: we don’t just list the encumbrances on a property — we tag every one with whether it survives the sale. A junior mortgage that a senior foreclosure wipes reads completely differently from a county code lien that runs with the land, a special assessment with super-priority, or a governmental lien that survives even a tax deed under Florida law (§197.552). Each item gets its own survival call with the statute behind it — “this attaches to you” versus “this is gone the second the gavel falls” — instead of a flat list you’d need to be a title attorney to read.

And that call cuts both ways — both of them money. Miss a lien that survives and you’ve just bought a stranger’s debt. But assume one survives when the sale actually wipes it, and you under-bid or walk from a parcel you should have taken. The bidders who clean up at these auctions are simply the ones who know the difference cold, on every lot, before the room fills up.

Open code-enforcement cases are the ones that catch auction buyers, because they often haven’t hardened into a recorded lien yet — so a standard title search never sees them. We pull the live case straight from the county at report time, with its current balance, and that number accrues every single day until the violation is cured. A forgotten case can be sitting on tens of thousands by the night of the auction — and as an in-rem obligation, it’s attached to the dirt, not to the owner who let it run.

We follow the recorded chain back through each prior sale until it reaches a foreclosure or tax deed — the events that legally extinguish what came before them, so there’s no reason to dig past the reset. If there’s a Certificate of Title in the chain, the property has already been through this once, and we flag it. You see the real ownership history and where the title last reset, not a fixed two-owner window.

The lots you’re bidding on tomorrow can change tonight. Our pipeline is automated end to end: enter a folio or an address and the full report is back in minutes — Sunday at 11pm the same as Tuesday at 9am. So you can run your entire auction list the evening before, drop the ones carrying surviving debt you didn’t price in, and walk in knowing which dirt is clean.

And we’ll be straight with you about coverage, because at auction a blind spot you don’t know about is far worse than one you do. County-recorded encumbrances — mortgages, judgments, recorded liens, the governmental liens that survive a tax deed — we pull on any Miami-Dade folio, county-wide. Live open code balances and building permits we have for unincorporated Miami-Dade and the City of Miami today; where we don’t yet reach a smaller city’s system, the report tells you so, right on the page. That’s the opposite of a national search that quietly returns nothing and lets you read the silence as “clean.” You always know exactly where the read is solid and where it’s thin — which, when you’re about to wire a deposit you can’t claw back, is the entire game.