State-by-State Guide to Tax Deed Investing in 2024

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Tax deed investing presents a lucrative opportunity for savvy investors, offering a potential return on investment (ROI) that can exceed 10% in many cases. By purchasing properties at a fraction of their market value, investors can capitalize on significant profit margins. This form of investment is particularly appealing because it allows for the acquisition of real estate at substantially lower costs, opening doors to property ownership that might otherwise be closed due to high market prices. Additionally, tax deed auctions provide a diverse range of properties, from residential homes to commercial spaces, catering to various investment preferences. With strategic bidding and careful property selection, investors can not only diversify their portfolios but also secure tangible assets with promising growth potential.

This guide delves into the specifics of tax deed investing across various states, highlighting auction processes, bidding methods, and unique features pertinent to each region. Understanding these differences is crucial for investors aiming to maximize their returns and make informed decisions in the diverse and dynamic arena of tax deed investments.

There are 31 states in the United States where tax deed sales are conducted: Alabama, Alaska, Arizona, Arkansas, California, Colorado, Florida, Georgia, Idaho, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maine, Michigan, Mississippi, Missouri, Nebraska, Nevada, New Hampshire, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, South Carolina, South Dakota, and Wisconsin.

1. Alaska

  • Auction Process: Handled through boroughs with varying methods.
  • Bidding Method: Often varies by municipality.
  • Investor Note: Contact local boroughs for specific auction details.
  • Website: The state of Alaska is comprised of one Unorganized Borough and 19 organized boroughs. Here are the URLs for tax deed sales information in each of the organized boroughs in Alaska, along with the Unorganized Borough:
    1. Aleutians East Borough: No specific URL available. Contact the Aleutians East Borough Finance Officer at (907) 497-2588 for information.
    2. Anchorage Municipality: Foreclosed Properties in Anchorage
    3. Bristol Bay Borough: No specific URL available. Contact the Bristol Bay Borough Finance Department at (907) 246-4224 for information.
    4. Denali Borough: No specific URL for tax deed sales. Land Sales in Denali Borough
    5. Fairbanks North Star Borough: Tax Foreclosures and Land Sales in Fairbanks North Star Borough
    6. Haines Borough: No specific URL available. Contact the Haines Borough Finance Department at (907) 766-2231 for information.
    7. Juneau City and Borough: Land Sales and Projects in Juneau
    8. Kenai Peninsula Borough: Tax Foreclosure Auctions and Land Sales in Kenai Peninsula Borough
    9. Ketchikan Gateway Borough: Lands Sale in Ketchikan Gateway Borough
    10. Kodiak Island Borough: No specific URL available. Contact the Kodiak Island Borough Finance Director at (907) 486-9323 for information.
    11. Lake and Peninsula Borough: No specific URL available. Contact the Lake and Peninsula Borough Finance Officer at (907) 246-3421 for information.
    12. Matanuska-Susitna Borough: Land Sale and Tax Foreclosed Properties in Matanuska-Susitna Borough
    13. North Slope Borough: No specific URL available. Contact the North Slope Borough Department of Administration and Finance at (907) 852-0355 for information.
    14. Northwest Arctic Borough: No specific URL available. Contact the Northwest Arctic Borough Finance Department at (907) 442-2500 for information.
    15. Petersburg Borough: No specific URL available. Information can be inquired through Petersburg Borough’s main contact.
    16. Sitka City and Borough: No specific URL available. Contact the Sitka City and Borough Treasury Officer at (907) 747-1802 for information.
    17. Skagway Municipality: No specific URL for tax deed sales. Municipal Land Sales in Skagway
    18. Wrangell City and Borough: No specific URL available. Contact the Wrangell City and Borough Finance Department at (907) 874-2381 for information.
    19. Yakutat City and Borough: No specific URL available. Contact the City and Borough of Yakutat Administration Department at (907) 784-3323 for information.
    20. Unorganized Borough: Information can be found through the Alaska Statewide directory or by contacting local municipal offices within the Unorganized Borough.

2. Arkansas

3. California

4. Connecticut

5. Delaware

  • County Involvement: Only three counties conduct tax deed sales.
  • Auction Details: Managed by the county sheriff, including all due costs in the minimum bid.
  • Bidding Method: Premium bid method.
  • Website: Here are the URLs for tax deed sales information for each of the three counties in Delaware. Please note that the URLs and contact information are specific to the tax deed sales process in each county and may require further inquiry for detailed procedures and listings.
    1. New Castle County:
      • Sheriff Sales information and listings can be found on the New Castle County Sheriff’s Office website.
      • Real Estate Sheriff Sales are held on the second Tuesday of each month at 9:00 a.m. in the City/County Building, 800 N. French Street, Wilmington, DE 19801.
    2. Sussex County:
      • For information on tax (monition) sales in Sussex County, visit the Sussex County Sheriff’s Office website.
      • Sales are held on the third Tuesday of every month promptly at 9:30 a.m. at the Sussex County Sheriff’s Office, 22215 N. Dupont Blvd, Georgetown, DE 19947.
    3. Kent County:
      • While a specific URL for Kent County’s tax deed sales is not provided, you can contact the Sussex County Treasury Division for more information at 302-855-7760.
      • Additional details on Delaware’s tax deed sales process and the counties’ contact information can be found on Tax Sale Academy and Tax Lien Wealth Builders.

     

6. Florida

  • Auction Management: Overseen by county tax collectors.
  • Bidding Method: Bid-down interest method during auctions.
  • Website: Based on the available information, here are the URLs for tax deed sales in various counties in Florida.
  • Please note that for some counties, specific URLs for tax deed sales are not directly available and may require visiting the county’s clerk of court or tax collector’s website for further information. In such cases, it’s advisable to contact the county’s clerk or tax collector’s office directly for the most up-to-date information on tax deed sales.

7. Georgia

  • Auction Process: Managed by county tax commissioners through oral public auctions.
  • Starting Bid: Includes all back taxes, administrative costs, interests, and penalties.
  • Bidding Method: Premium bid method.
  • Website: Here is a list of tax deed sale resources for various counties in Georgia:

8. Hawaii

  • Auction Oversight: Managed by county tax collectors or treasurers.
  • Bid Components: Starting bid includes all due costs.
  • Bidding Method: Premium bid method.
  • Website: County of Hawaii Real Property Tax Office

9. Idaho

  • Auction Type: Oral bids.
  • Minimum Bid: Determined by county commissioners based on the treasurer’s recommendation.
  • Bidding System: Premium bidding, with the right to reject bids.
  • Website: Based on the information gathered, here are details on the tax deed processes for a selection of counties in Idaho:
    1. Ada County:
      • Tax deed properties are identified annually on January 1st for parcels with a three-year delinquency.
      • A tax deed hearing is usually held in March, followed by an auction within 14 months of the hearing.
      • For more information: Ada County Tax Deed Process
    2. Elmore County:
      • Tax deed hearings are held in May each year.
      • County Commissioners decide on the sale of properties acquired through tax deed.
      • For more information: Elmore County Tax Deed Sales
    3. Shoshone County:
      • A live tax deed auction is held annually.
      • Auction details are published in the local newspaper and online.
      • For more information: Shoshone County Tax Deed Auction
    4. Idaho County:
    5. Bonneville County:
    6. Cassia County:
      • Information on tax deed sales and excess proceeds claim forms is available on the county website.
      • For more information: Cassia County Tax Deed Sales
    7. Valley County:
      • The tax deed process begins on January 1st for parcels three years delinquent.
      • Detailed information and contacts are provided on the county website.
      • For more information: Valley County Tax Deed Process

10. Kansas

  • Auction Timing: Held between August and October.
  • Bid Details: Minimum bid includes all taxes, interests, penalties, and costs.
  • Bidding Method: Premium bid method, sold to the highest bidder.
  • Website: See the available county websites for tax deed sales.
  • Sedgwick County:
    • Tax foreclosure auctions are used to collect unpaid real estate taxes.
    • Detailed information about upcoming auctions and properties is provided on the county website.
    • For more information: Sedgwick County Tax Foreclosure Auctions
  • Johnson County:
    • County tax foreclosure auctions are held for unpaid real estate taxes.
    • Property lists and maps become available approximately 30 days before the auction.
    • For more information: Johnson County Tax Foreclosure
  • Wyandotte County:
  • Geary County:
    • The county holds tax foreclosure auctions to collect unpaid real estate taxes.
    • Post-auction processes and buyer responsibilities are outlined on the county website.
    • For more information: Geary County Tax Sale General Information
  • Finney County:
    • Properties delinquent in taxes for three years enter the Tax Sale Process.
    • The sale date is determined and advertised, with properties submitted to the Tax Sale.
    • For more information: Finney County Tax Sale
  • General Information for Kansas Counties:
  • Statewide Overview:
    • Tax deed auctions in Kansas vary by county.
    • There is no redemption period after the sale, except for properties subject to a federal lien.
    • For a complete list of counties and further details: Kansas Tax Deed Auction Details

11. Maine

  • Auction Oversight: Managed by county tax collectors.
  • Auction Frequency: Held all year round.
  • Bidding Method: Premium bid method.
  • Website: Maine Revenue Services

12. Michigan

  • Auction Management: Overseen by county tax collectors, often through Title-Check LLC.
  • Bidding Method: Higher bidder method.
  • Website: State of Michigan Public Auctions

13. Missouri

14. Nevada

  • Auction Oversight: Managed by county treasurers, with sales held throughout the year.
  • Bidding Method: Highest bidder method.
  • Website: Clark County, NV Official Website

15. New Hampshire

16. New Mexico

17. New York

18. North Carolina

  • Auction Process: Managed by tax collectors or treasurers, held all year.
  • Bidding Method: Highest bidder method.
  • Website: Check individual county websites.

19. North Dakota

  • Auction Oversight: Handled by county treasurer or auditor.
  • Bid Components: Includes past-due taxes, fees, and interests.
  • Bidding Method: Premium bid method.
  • Website: Check individual county websites.

20. Ohio

  • Hybrid State: Mix of tax lien and tax deed sales.
  • Auction Frequency: Held all year.
  • Bidding Methods: Premium bid and bulk bid methods.
  • Website: Check individual county websites.

21. Oklahoma

22. Oregon

  • Auction Process: Managed by county treasurers or tax collectors.
  • Auction Frequency: Held all year.
  • Bidding Methods: Highest bidder or lottery method.
  • Website: Oregon Department of Revenue

23. Pennsylvania

  • Auction Oversight: Managed by tax collectors or treasurers, with varying sale dates.
  • Bidding Method: Premium bid method.
  • Website: Check individual county websites.

24. Rhode Island

  • State Type: Hybrid tax sales state.
  • Auction Frequency: Held all year.
  • Bidding Method: Highest bidder method.
  • Website: City of Providence Tax Sale

25. South Dakota

  • Auction Management: Handled by the tax collector.
  • Auction Timing: Held in December.
  • Bidding Method: Premium bid method.
  • Website: Property Tax Sale – sdttc.com

26. Tennessee

27. Texas

  • State Type: Redeemable tax deed state.
  • Redemption Period: Six months.
  • Auction Frequency: First Tuesday of every month.
  • Auction Management: Often handled by attorneys.
  • Bidding Method: Premium bid method.
  • Website: Check individual county websites.

28. Utah

  • Auction Synchronization: All counties hold sales simultaneously.
  • Auction Timing: Held in May.
  • Bidding Method: Premium bid method.
  • Website: Utah County Tax Sale Procedures

29. Virginia

30. Washington

  • Auction Timing: Held in the winter.
  • Bid Components: Includes all taxes, administrative costs, fees, and penalties.
  • Bidding Method: Premium bid method.
  • Website: Washington Department of Revenue

31. Wisconsin

  • Auction Frequency: Held all year.
  • Bid Details: Starting bid includes all taxes, costs, fees, interests, and penalties.
  • Bidding Method: Premium bid method.
  • Website: Wisconsin Department of Revenue

This guide provides a snapshot of the tax deed investing landscape in the United States as of 2024. Each state presents unique opportunities and challenges, making it essential for investors to conduct thorough research and understand the specific rules and processes of the states they are interested in.

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