How long before the county takes it?
- Utah. Once property taxes have gone unpaid for four years, the county can sell the property at its annual tax sale, held in May or June, after mailing and publishing notice. Utah has no redemption period after a tax sale: once the land sells at auction, the high bidder gets the deed and the former owner's equity is gone.
- Idaho. Once taxes are three years delinquent, the county can start the tax deed process. You get notice by certified mail and a chance to pay. After the county takes the deed, it must hold a public auction within 14 months, and your right to redeem generally ends when the land is resold or 14 months after the deed, whichever comes first.
- Wyoming. Wyoming sells a tax lien, not the land, at a public sale held by the county treasurer. You then have four years to redeem by paying the taxes, interest, and costs. After that, the lien holder can apply for a tax deed, or the county takes the deed itself if no one bought the lien.
- Colorado. Colorado also sells tax liens, at the county treasurer's annual tax lien sale (usually in the fall). You have three years from the sale to redeem. After that, the lien holder can apply for a treasurer's deed.
In the lien states, redeeming costs more the longer you wait, because interest keeps adding up on top of the original taxes.
Your options before you lose it.
- Pay the delinquent taxes, penalties, and interest in full.
- Ask the county treasurer about a payment plan, an adjustment, or a deferral if you qualify.
- Sell the land. The back taxes are paid from the sale price at closing, and you keep the rest.
How selling with back taxes works.
When we buy land with taxes owed, the title company pulls the exact payoff from the county and pays it at closing, before any money goes to you. You don't need to pay anything up front or deal with the county treasurer yourself.
If you're near a deadline, don't wait. A tax sale or tax deed can end your ownership for good, and after a Utah tax sale there's no getting it back at all. A cash sale, even a modest one, almost always leaves you with more than an auction does.
Questions about your own land? Call or text (801) 441-0224, email [email protected], or use the form below. — Coby Reid, Bojiki LLC
This guide is general information, not legal advice. Sources: Nolo: Property taxes in Utah · Nolo: Property taxes in Idaho · Nolo: Property taxes in Wyoming · Alamosa County, CO: Tax lien information