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 active tax-sale listing across all 50 states, 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 270,000+ active 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 — drag the slider to "75+" to see only the strongest deals.
• 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 The 0–100 Deal Score

Every property gets a deal score from 0 to 100. Higher is better. Color-coded so you can scan the board in seconds:

• 75 – 100 Strong opportunity. The numbers work, the risk profile is clean, and the data is high-confidence.
• 50 – 74 Worth a look. Either the equity is mid-range, the data has a gap, or there's a notable risk flag — read the breakdown before spending more time.
• 0 – 49 Walk away. Either the math doesn't work, the data is too thin, or there are surviving obligations that could swallow the deal.

What goes into the score

Open any listing and you'll see the full score breakdown. The four inputs:

1. Equity gap — assessed value vs. opening bid. Bigger gap = more upside.
2. Risk flags — IRS lien exposure, code enforcement liens, special-district assessments, flood zone, etc.
3. Redemption risk — how likely is the original owner to redeem before you take possession?
4. Data confidence — how complete is the data? A score of 88 with low confidence is less reliable than 75 with high confidence.

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

Set your states and your minimum score, and we'll email or text you when new deals matching your criteria drop. The default rule is "score ≥ 75 in your selected states" — change it from your account settings.

Pro Plus subscribers can build custom alert rules (score, equity gap, property type, opening-bid range, redemption window) — useful when you want to filter to a very specific deal box.

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, hit the Export button, and the CSV downloads with every visible row.

Pro Plus subscribers get bulk export — up to 10,000 rows per call — plus a full REST API for pulling listings, scores, and watchlists 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.