The DeedFlex Guide — How the Platform Works

1 The Deal Board

When you sign in, you land on the Deal Board. This is the main view — every live tax-sale listing we track, sorted by deal score by default.

Each row on the board is one property. You'll see the address, the county and state, the opening bid, the deal score, and an icon showing the data freshness. Click any row to open the full listing.

2 Filters — sorting through 160,000+ tracked properties

The filter bar at the top of the Deal Board lets you cut the inventory down to exactly what you're looking for. The filters that matter most to tax-deed investors:

• State / County — start here. Pick the state(s) you operate in, then narrow to counties.
• Opening bid — slider for minimum and maximum. Most flippers stay between $1K and $25K. Retirees often stay under $5K.
• Deal score — a numbers screen (value spread against cost). Drag the slider to narrow by it; it is not the verdict.
• Property type — single-family, vacant land, commercial, multi-family. Tax-deed beginners should start with vacant land or single-family residential.
• Redemption window — for redeemable-deed states, this tells you how long the original owner has to buy it back.

Your filter selection is saved to your browser, so when you come back tomorrow it picks up where you left off.

3 What each verdict means

Every listing says one of four things, next to a count of how many facts we hold for it. These are the same words, with the same meaning, on the board, the deal page and in Flexy:

Worth a look

We hold the four basics (what is being sold, when, for how much, and what the property is) and nothing we hold argues against it. A claim about our record, not a promise about the property.

Needs review

We hold the basics, but a named finding wants a human first: a possible lien under the owner's name, a flood or environmental record, no mapped public road, a property check that fired, an opening bid at or above the value we hold for the parcel, or a sale the county reports as postponed.

Screened out

We hold positive evidence of a problem: recorded debt or an IRS lien that survives the sale, a lot too small to be a real parcel, a sale the county reports as over, or a sale date already past. The card names it.

Not enough data yet

One of the four basics is missing. This is not a bad rating: missing data can never produce a negative verdict.

N of 12 facts on file

How many of the 12 facts we track for this parcel we actually hold: sale kind, auction date, entry price, property class, value, lot size, living area, legal description, road access, title search, condition, sale terms. The same count on the board, the deal page and in Flexy. Hover the bar on any card to see which are still missing.

The deal score is a numbers screen, not the verdict

Where a 0–100 score appears, it is a numbers screen: value spread against the likely cost to acquire, adjusted for risk flags and redemption. It does not decide the verdict word, and a low score with thin data is not a bad rating.

4 Before-You-Bid Playbooks

Tax-deed and tax-lien rules vary wildly by state. Florida's nothing like California, which is nothing like Pennsylvania. We publish a Before-You-Bid playbook for every state we cover.

Each playbook covers:

• What survives the sale — IRS liens (120-day federal redemption window), municipal code enforcement liens, CDD assessments, HOA dues, etc.
• Redemption period — how long the original owner can redeem after the sale, if any.
• What to verify with the county — specific phone numbers, departments, and questions to ask before deposit goes in.
• Auctioneer rules — deposit amounts, bidder registration deadlines, payment terms.

Open the playbook from any listing in that state, or browse all of them at deedflex.com/states.

5 Inside a Listing

Click any deal and you'll see the full listing card. Four buttons we surface on every property:

• Auction — direct link to the county's auction page for this exact parcel. This is where you'd actually place your bid.
• Appraiser — the parcel record at the county property appraiser. Useful for assessed value, square footage, year built, ownership history.
• Records — public records search for liens, prior sales, and ownership chain.
• Save — adds the deal to your watchlist.

Below those, you'll see the score breakdown, the playbook excerpt for that state, and the raw data we pulled (address, parcel ID, opening bid, auction date, source).

6 Watchlist

The Save button on any listing adds it to your watchlist. The watchlist is a separate tab in the dashboard — open it to see every deal you've saved across counties and states, sorted by auction date.

Use the watchlist to track the 10–20 deals you're seriously considering across upcoming sales. As auction dates approach, the watchlist surfaces them at the top so nothing slips.

7 Alerts

Alerts come by email, at most once a day. Pick the states your daily deal email covers on the alerts page (you can also turn DeedFlex emails off there). Text alerts are coming soon.

To get alerted on a specific deal box, set your filters on the Deal Board, click Save search and leave the email box ticked. Turn on alerts and we'll email you new deals that match this search, at most once a day.

8 Auction Calendar

Every upcoming sale across the country shows up on the Auction Calendar. Filter by state or county. Click any sale to see the full inventory for that auction date.

The calendar pulls the same data as the Deal Board, just sliced by date instead of score. Useful when you're planning a week and want to know "which auctions am I bidding in this Thursday?"

9 Exporting Data

Pro subscribers can export the deals they care about to CSV. Filter the Deal Board down to your shortlist, hit the Export button, and the file downloads — up to 50,000 rows per export, 5 exports a day on Pro and 20 on Pro Plus.

Pro Plus subscribers get the same 50,000-row export plus a REST API for pulling listings and their scores into your own pipeline. Perfect if you're running your own underwriting model in a spreadsheet or Notion.

10 A typical investor workflow

Here's how most of our active subscribers use DeedFlex day-to-day:

1. Monday morning — open the Deal Board, set the state filter, sort by score. Skim the top 30 deals for the week's auctions.
2. Save the contenders — anything scoring 75+ that fits your budget goes into the watchlist.
3. Mid-week verification — open each watchlist deal, click out to the appraiser and county records, run your own checks. Read the state's Before-You-Bid playbook.
4. Wednesday/Thursday — call the county for any unresolved questions (IRS lien lookups, code enforcement balances, etc.). Drop the ones that don't pencil out.
5. Auction day — log into the county auction site (already linked from your watchlist) and bid your numbers. Done in 2 hours, not 12.

The whole point of DeedFlex is to compress steps 1–3 from a full work-week into about 90 minutes. Step 4 is still on you. Step 5 happens at the county.

11 What DeedFlex is not

We're a research and intel platform. We make sure you walk into every auction with the full picture. We don't:

• Place bids for you. Bidding happens at the county auction site, with your investor account. We link you there.
• Hold your deposit. Deposits go to the county or the auction platform (Lien Auction, RealAuction, GovEase, etc.) — never to DeedFlex.
• Give legal or investment advice. We provide data and scoring. Tax-deed investing has real risks; verify your assumptions with the county and, when in doubt, an attorney.
• Guarantee outcomes. The deal score is a tool to triage your time, not a promise. The IRS still has 120 days to redeem in Florida; municipalities can still surprise you with code-enforcement liens. We surface what we know — you decide.