Illinois vs Florida
Same underlying data as the individual state pages, side by side. Statutory rates and redemption windows only — always confirm against the county's own auction notice before bidding.
| | Illinois | Florida |
|---|---|---|
| Sale type | Tax lien certificate | Tax lien certificate |
| Rate / penalty | Up to 9% per 6-month period, bid down | Up to 18%, bid down to 0.25% |
| Redemption | 2.5–3 years (1 year for vacant/commercial) | 2 years |
Both states run the same kind of sale — tax lien certificate — so the real difference between them comes down to rate and redemption, not the underlying mechanism.
Redemption windows differ: Illinois gives owners 2.5–3 years (1 year for vacant/commercial), Florida gives 2 years — the state with the shorter window resolves faster, for better or worse depending on what you're optimizing for.
Illinois sells delinquent taxes at an annual county tax sale where bidders compete on the penalty they will accept, capped at 9% since 2022 (35 ILCS 200/21-215); the redeeming owner pays that penalty once for each six-month period that has begun, up to six (§ 21-355). Most property can be redeemed for 2½ years (one year for vacant non-farm, commercial, industrial and 7+-unit property), and three years on certificates sold on or after July 10, 2026, when HB 4537 (P.A. 104-553) replaced the direct tax deed with a court-ordered auction that returns any surplus to the former owner and let counties acquire the liens themselves (§§ 21-190, 21-350, 22-40, 22-42).
Full Illinois page →Florida sells tax lien certificates at auction with bidding conducted by bid-down — investors compete by accepting a lower interest rate, down from the statutory maximum of 18%. Property owners have two years to redeem before the certificate holder can apply for a tax deed.
Full Florida page →Property & tax market
| | Illinois | Florida |
|---|---|---|
| Median home value | $263,300 | $359,000 |
| Median property tax / year | $5,298 | $2,730 |
| Tax / home value | 2.0% | 0.8% |
| Tax / household income | 6.4% | 3.7% |
| Homes owned outright | 39.2% | 43.7% |
| “Other vacant” homes | 3.9% | 2.8% |
| Median year built | 1971 | 1988 |
A typical home in Illinois pays 1.9× the property tax of one in Florida ($5,298 against $2,730 a year). One unpaid year is roughly the face value of a one-year certificate, so a typical Illinois lien ties up about 1.9× the money of a Florida one — and, at the same rate, earns 1.9× the dollars.
Homes owned outright — where no lender has a reason to pay the delinquent bill for the owner — are 39.2% of owner-occupied homes in Illinois and 43.7% in Florida. The Census “other vacant” share (foreclosures, homes in legal limbo or needing repairs, abandoned homes) is 3.9% against 2.8%: Illinois has more of the empty properties that tend to go unredeemed — and to need work if the deed ends up yours.
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (tables B25077, B25103, B25081, B25002, B25004, B25035, B19013). Medians of what owners report paying, not statutory rates. County-level figures are on each state page.
Quick answers
Is Illinois or Florida a tax lien state?+
Illinois is a tax lien certificate state. Florida is a tax lien certificate state.
Which has the higher rate, Illinois or Florida?+
Illinois: Up to 9% per 6-month period, bid down. Florida: Up to 18%, bid down to 0.25%. Compare the actual statutory ceiling, not just the headline number — most "up to" rates get bid down at auction.
Which redeems faster, Illinois or Florida?+
Redemption windows differ: Illinois gives owners 2.5–3 years (1 year for vacant/commercial), Florida gives 2 years — the state with the shorter window resolves faster, for better or worse depending on what you're optimizing for.
Are property taxes higher in Illinois or Florida?+
The median homeowner pays $5,298 a year in Illinois and $2,730 in Florida (U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates). A typical home in Illinois pays 1.9× the property tax of one in Florida ($5,298 against $2,730 a year). One unpaid year is roughly the face value of a one-year certificate, so a typical Illinois lien ties up about 1.9× the money of a Florida one — and, at the same rate, earns 1.9× the dollars.
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See where these two rank against all 50 states: full rankings.
This page is general information, not financial or legal advice. Rates and redemption periods are set by state statute and can change by county or legislative session — always confirm against the county's own auction notice before bidding.