If a Hillsborough County foreclosure case reaches final judgment, the property is scheduled for auction. For homeowners, the auction is the hard deadline — the point after which selling on your own terms is no longer possible. Understanding exactly how the auction works gives you critical information for deciding whether to fight, negotiate, sell, or let the process run.
This guide covers every stage of the Hillsborough County foreclosure auction process, from how sales are scheduled to what happens to any money left over after the lender is paid.
The Hillsborough County Foreclosure Process Before Auction
All Hillsborough County foreclosure cases are heard by the 13th Judicial Circuit at the George E. Edgecomb Courthouse, 800 E Twiggs St, Tampa, FL 33602. The Florida foreclosure process requires a full lawsuit, service of process, and a court judgment before any auction can occur.
After the lender obtains a Final Judgment of Foreclosure from the court, the judgment specifies the total amount owed — principal, interest, attorneys' fees, and costs. The clerk then schedules a foreclosure sale, typically 20 to 35 days after the judgment is entered.
How Hillsborough County Foreclosure Auctions Work
Hillsborough County conducts all foreclosure auctions online through the Clerk of Court's website at hillsclerk.com. The county moved to online auctions to increase transparency and participation. Here is how the process works:
- Registration: Bidders must register on the auction platform before bidding. Registration requires identity verification and a deposit.
- Deposit requirement: The high bidder must post a deposit (typically 5% of the final bid) immediately and pay the remaining balance by the end of the business day.
- Minimum bid:The lender sets a minimum bid equal to the judgment amount. The lender can also submit a credit bid — essentially "buying" the property by crediting the debt owed — if no outside bidder exceeds the minimum.
- Auction date and time: Hillsborough County auctions are typically scheduled at 10:00 a.m. on the designated date. The full schedule is listed at hillsclerk.com under Foreclosure Sales.
Certificate of Sale and Certificate of Title
Immediately after the auction closes, the Clerk of Court issues a Certificate of Sale. This document records the sale but does not yet transfer ownership.
Florida law then provides a 10-day objection period. During these 10 days, any party can file an objection with the court — for example, if there was a procedural error in the sale, improper notice, or a pending bankruptcy filing. If no valid objections are filed within 10 days, the Clerk issues a Certificate of Title, which officially transfers ownership to the winning bidder. At that point, the former owner's right to the property is extinguished.
Your Right of Redemption
Under Florida Statute §45.0315, you retain the right of redemption up until the moment the Certificate of Sale is issued at auction. This means that even on the day of the auction, if you can pay the full judgment amount (including all interest and costs), the sale can be stopped and you keep your home.
Once the Certificate of Sale is issued, the right of redemption is gone. This is why the auction date is the absolute hard deadline for homeowners.
Surplus Funds After a Hillsborough County Auction (F.S. §45.032)
This is one of the most overlooked facts in Florida foreclosure law: if your home sells at auction for more than the judgment amount, you may be entitled to the difference. These are called surplus funds.
Florida Statute §45.032 governs surplus funds. After the lender's judgment, interest, costs, and any junior lienholders (second mortgages, HOA liens, IRS liens) are paid, any remaining funds belong to the former homeowner. The former owner must file a motion to claim surplus funds with the Hillsborough County Circuit Court within one year of the foreclosure sale.
If you do not file within one year, the funds are paid to the county. Many former homeowners do not know they are owed money — and some surplus funds companies charge high fees to help recover them. You can file the claim yourself or with the help of an attorney. Bay Area Legal Services may be able to assist qualifying homeowners at no cost.
How to Stop a Hillsborough County Foreclosure Auction
The auction can be stopped at any point before the Certificate of Sale is issued:
- Sell the property: A pre-foreclosure sale that closes before the auction date pays off the judgment and causes the case to be dismissed.
- Short sale: If you owe more than the home is worth, a short sale with lender approval resolves the debt. Most lenders will postpone an auction if a short sale is actively in progress.
- Loan reinstatement: Paying all past-due amounts, fees, and costs brings the loan current and stops the foreclosure.
- Bankruptcy: Filing Chapter 13 triggers an automatic stay that immediately halts the auction and gives you time to reorganize your finances.
- Loan modification: A loan modification approved by the lender before the sale date can result in the case being dismissed or stayed.
What Happens to the Property After the Hillsborough County Auction
Once the Certificate of Title is issued, the winning bidder is the legal owner. If the lender wins the auction (via credit bid), the home becomes REO (Real Estate Owned) — bank-owned property. The former owner is expected to vacate.
If the former owner does not vacate voluntarily, the new owner can file for a writ of possession through the Hillsborough County Sheriff's Office. A writ of possession gives the Sheriff authority to remove occupants.
The auction is not the end of the road — but it is the end of your options as the homeowner. Acting before the auction date is critical.
Get Help Before the Auction
Barrett Henry is a REALTOR® and Broker Associate at REMAX Collective with 23+ years of real estate experience serving Tampa and Hillsborough County homeowners in foreclosure. He can evaluate your timeline, your equity position, and your best path forward — at no cost and with no obligation.
- Call or text: (813) 733-7907
- Hillsborough County Clerk (auction schedule): hillsclerk.com
- Bay Area Legal Services: baylegal.org
- HUD Counseling Hotline: (800) 569-4287
- Online case search: Free consultation here
Do not wait until the auction is scheduled. Contact us today for a free consultation — the sooner you act, the more options you have.
