Property tax foreclosure in Colorado

The property tax process in Colorado, step by step

1. Taxes become delinquent

   Last day of February, April 30 or June 15

   You can pay in two halves, due by the last day of February and June 15, or in full by April 30. Late taxes carry delinquent interest of 1 percent per month.

   C.R.S. § 39-10-104.5

2. Notice and tax lien sale

   Notice by September 1; sale by the second Monday in December

   By September 1 the county treasurer mails a notice of the unpaid amount and the date of the tax lien sale, giving at least 15 days to pay. The sale is advertised for four weeks and must start on or before the second Monday in December. The buyer of the lien gets a certificate of purchase; you still own and live in your home.

   C.R.S. §§ 39-11-101, 39-11-102, 39-11-109, 39-11-117

3. Redeem the lien

   Any time before the treasurer's deed process ends

   You redeem by paying the treasurer the taxes, interest and costs the lien was sold for, plus any later taxes the lien holder paid, with redemption interest. The yearly redemption rate is 9 points above the federal discount rate, set each September 1 by the state banking commissioner, and part of a month counts as a whole month.

   C.R.S. § 39-12-103

4. Lien holder applies for a deed

   After August 1 of the third year after the lien sale

   The lien holder can then apply for a treasurer's deed. The treasurer records the application, mails you a notice within 10 days, and orders a title search to build a mailing list of you, any occupant and junior lienholders.

   C.R.S. §§ 39-11.5-102 to 39-11.5-104

5. Notice of public auction

   Auction 30 to 60 days after the notice is mailed

   The treasurer mails a notice of public auction to everyone on the mailing list, posts it on the property at least 30 days before the auction, and publishes it for three weeks in most cases. The first auction date must be 30 to 60 days after the notice is mailed, and it can be continued for up to 12 months.

   C.R.S. §§ 39-11.5-105, 39-11.5-109, 39-11.5-111

6. Last chance to redeem

   File at least 7 days before the auction

   File an intent to redeem with the treasurer no later than 7 calendar days before the scheduled auction. The treasurer gives you a redemption statement within 3 business days, and you must pay before it expires, which is 10 business days or noon the day before the auction, whichever comes first. The fee to file is no more than $25, and you must redeem the whole property.

   C.R.S. § 39-11.5-106

7. Auction, deed and your share of the overbid

   Title passes 8 business days after the auction

   The lien holder bids the full debt, and anyone may bid more. Title passes to the winning bidder after 8 business days, free of junior liens. Money bid above the debt and costs goes first to junior lienholders who file claims within 8 business days, then to you; the treasurer must mail you a notice within 30 days after that claim period ends.

   C.R.S. §§ 39-11.5-107, 39-11.5-112, 39-11.5-303, 39-11.5-501

Common questions in Colorado