Quick answer
Start with your county treasurer or tax collector. Most publish a list of delinquent properties or an upcoming tax sale list, often online.
From there you can buy a tax lien, bid at a tax deed sale, or make an offer to the owner before the sale.
What “tax delinquent” means
A property is tax delinquent when its owner falls behind on property taxes. The county adds penalties and interest each month the bill goes unpaid.
If the debt stays unpaid long enough, the county can sell a lien on the property or the property itself to collect. How long that takes depends on your state.
Where to find tax delinquent properties
Every county keeps its own records, so you search county by county.
Find your county’s tax office
It may be called the treasurer, tax collector, or tax assessor-collector. Search for “[your county] delinquent property taxes”.
Get the delinquent tax list
Many counties post it online or print it in a local newspaper before a sale. Others share it on request, sometimes for a small fee.
Check the tax sale calendar
It shows which properties are headed to auction, the sale date, and how to register as a bidder.
Look up each property
The county’s property tax search shows how much is owed and for how many years. Note the owner’s mailing address while you are there.
Three ways to buy
Which of these you can use depends on your state. Some states sell tax liens, others sell the property at a deed sale, and a few do both.
| Tax lien | Tax deed sale | Buy from the owner | |
|---|---|---|---|
| What you get | The right to collect the debt, plus interest | The property itself | The property itself |
| How it ends | The owner usually pays you back. If not, you may be able to take the property. | You own it after the sale and any redemption period. | A normal closing through a title company. |
| Main risk | The owner pays and you only earn interest. | Bidding wars, title problems, and no chance to see inside. | The owner may not want to sell. |
| Best for | Earning interest without owning property | Cash buyers ready for an auction | Buyers who want to negotiate |
Buying from the owner is the only option that happens before the county steps in. It is also the one where you can inspect the property and set the terms.
Before you buy
Tick these off for each property. Your progress stays saved in this browser.
Reaching the owner
The tax record lists where the owner gets their mail. If that address is different from the property, the owner may live elsewhere and be more open to selling.
Keep your first letter short and respectful. Say who you are, that you are interested in buying, and how to reach you.
Get tax delinquent alerts by email
Delinquent lists change every month as owners pay and others fall behind. eFormative checks these records monthly and emails you the properties that match what you want.
To set it up, send an email like this one.
Send me tax delinquent properties in [your county] under $200k where the owner lives out of state.
New here? Start free first, then send it.
Questions
Is a tax delinquent property list free?
Usually. Many counties post the list online or print it in a local newspaper at no cost. Some charge a small fee for a full export.
Are tax delinquent properties for sale?
Not by default. A property only goes up for sale if the taxes stay unpaid until the county holds its tax sale, and many owners pay before then.
Can I buy a tax delinquent property before the auction?
Yes, by buying from the owner directly. The back taxes are normally paid off from the sale at closing.
Are tax delinquent properties cheap?
Sometimes, but not always. Auction bids can climb, and back taxes, other liens, and repairs all add to your real cost.
How do I find tax delinquent properties near me?
Start with your own county’s tax office, then the counties next to it. To follow several counties at once, set up an alert so new records come to you.