3rd-Party Auctions vs. County Auctions (Know the Difference Before You Bid)

Happy Monday, everyone!Today we’re breaking down two very different types of auction platforms — and why understanding the difference can save you thousands of dollars (and major headaches).

Not all auctions are created equal.

🖥️ 3rd-Party Auction Sites (Ex: Auction.com)

These are platforms that host bank-owned or lender-controlled properties.

✅ Why Beginners Like These:

Often allow financing (DSCR, Fix & Flip, Non-QM, etc.)
Some properties allow inspections and appraisals
Liens are typically cleared at closing (but still verify)
More time between winning the bid and closing
Familiar buying process (title company, escrow, etc.)

⚠️ Things to Watch For:

Buyer’s premiums and auction fees
Reserve prices (not always disclosed)
Competition can drive prices up

➡️ These are generally lower risk and more beginner-friendly when paired with proper analysis.

🏛️ State & County Auctions (Tax Deeds / Foreclosures)

These auctions are run directly by the county or state — and the rules are VERY different.

🚨 Why These Are Riskier:

Properties can come with liens, code violations, or unpaid utilities
You usually cannot inspect the interior
No financing — ALL CASH
Payment is often due within 24–48 hours of winning
Title issues are common (quiet title actions may be needed)

💡 Why Some Investors Still Love Them:

Less competition
Deep discounts
Strong margins if you know what you’re doing

➡️ These auctions reward advanced investors with strong systems and cash reserves.

🧠 Quick Rule of Thumb

If you’re newer:

➡️ Start with 3rd-party auction platforms where risk is more controlled.

If you’re experienced, well-capitalized, and understand title:

➡️ County auctions can be powerful — but mistakes are expensive.

💬 Which type of auction are you most interested in right now?

🚀 Ready to Go Deeper?

If you’re serious about buying your first (or next) auction property and want step-by-step guidance, live deal breakdowns, and support inside a proven system…

My group mentorship spots are filling up and I’m only taking a limited number of investors who are ready to take action.

👉 you can book a call here & we can see if you're a good fit for the program. https://calendly.com/tiiffxny/new-meeting?month=2025-08

This is for people who are ready to move from learning → closing. 💥

3rd party sites (auction.com & others)

County tax deed or foreclosure auctions

Not sure — still learning

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