Florida surplus tools that show their work.
Three calculators for anyone working a live tax deed surplus file. Each one cites the statute it models and tells you what it cannot decide.
120-day window calculator
The clock starts when the clerk mails notice, not at the sale. Enter the mailing date and read the whole lifecycle: the statutory bar, business days left to notarize and file, and the alert dates.
Surplus priority waterfall
Pay recorded claimants down against the surplus in the order you set, and see the fulcrum position: the one claim that gets cut. Everything junior to it recovers nothing.
Notice reader
Drop the clerk’s PDF and get the tax deed number, parcel, sale date, surplus amount and every recorded claimant, each quoted from its page.
These tools compute dates and model distributions from figures you supply. They do not determine entitlement, do not confirm that a lien survived the tax deed sale, and do not account for subordination, tolling or county practice. Priority in a contested file is decided by the circuit court on interpleader. Verify every result against the recorded instruments and with the clerk of court before relying on it.
Audit us before you pay us.
Name a county. We send 25 verified tax deed surplus case files with the evidence attached. Check them against the clerk. If they do not hold up, walk away.