Tax Lien Sale General Information

Tax Lien Sale Statistics   |   List of County Held Tax Sale Lien Certificates   |   Tax Deed Listing

If property taxes on real estate are not paid, they will be sold at a tax lien sale, a public auction held each year, usually in November.  At the auction, tax liens are offered for the amount of taxes due plus interest and fees.  Morgan County's tax lien sale is an open auction so participants may offer bids over and above the amount due.  It is important to note that this overbid is not recoverable by the purchaser.  Anyone, excepting county employees and their immediate families, may purchase tax liens.  The Treasurer of Morgan County makes no assertions or guarantees concerning the properties for which the tax liens are being offered.  As with any investment, there is a certain degree of risk involved in purchasing tax liens and potential buyers should consider consulting with a financial advisor before investing.

2009 Real Estate Tax Lien Sale Information

DATE AND TIME:  The 2009 real estate tax lien sale was held November 5, 2009 at 9:00 a.m.

LOCATION OF SALE: The Morgan County Administration Building Basement Meeting Room, 231 Ensign, Street, Fort Morgan, CO 80701.

ADVERTISEMENT OF SALE:  The list of taxes will be advertised three times at least four weeks prior to the sale in The Brush News Tribune or The Fort Morgan Times. 

REGISTRATION:  On the day of the sale, all bidders must register in the Treasurer's Office, indicating the name in which certificates are to be issued. We also require a W-9 form showing the social security number of the individual investor or the Employer Identification number of corporations or companies purchasing tax liens. Please try to arrive early enough to get registered before the sale begins.

THE BIDDING PROCESS:  You or your agent must be present to participate in the bidding process. Morgan County holds an open auction. Each buyer is issued a number. When the taxes you wish to purchase are auctioned, raise your number. If you wish to bid a premium (an amount over and above the tax amount), clearly call out the amount you are bidding. The investor offering the highest premium purchases the tax. Premium bids must be in $1.00 increments for any taxes under $1,000.00. Premium bids on taxes $1,000.00 and over must be in $5.00 increments. Please note that any premiums you pay will not be refunded to you.

Return to top

WHAT YOU ARE PURCHASING:  You are only purchasing a property tax lien. You are not being granted any property rights. There is a three year redemption period for most properties sold at the tax lien sale and during that time, the property still belongs to the assessed owner. Most investors participate in the sale because the interest rates are much better than those offered in other investments. Very few property tax liens actually go to deed.

LIENS NOT SOLD AT THE SALE:  Any taxes not sold at the sale are held by the county and are normally available for purchase from the treasurer's office.

RATE OF RETURN:  The interest rate on taxes purchased at the tax lien sale is nine percentage points above the discount rate paid to the Federal Reserve Bank on September 1st. The rate on your certificate will remain the same for as long as you hold that certificate. The rate of return for certificates sold in 2009 was 10%.

AFTER THE SALE:  You will receive a printout showing the account numbers and amounts for each tax lien you purchased. The certificates will be held in our office for safekeeping unless otherwise instructed. If the taxes in ensuing years become delinquent, you will be notified in July and given the opportunity to endorse the taxes to the certificates you hold. You will receive the same interest rate on subsequent taxes as on the original certificate. When tax liens are redeemed, a check will be forwarded to you for the amount of tax purchased plus interest accruing from the day of sale to the date of redemption. You will not be refunded any premiums. If the certificate is in your possession, you will be notified to return it to our office. Upon receipt of the certificate, you will receive a check. The redemption period for real estate taxes is three years from the date of the original tax sale. You will receive a 1099 showing the amount of redemption interest paid to you. A copy is also sent to the IRS.

STATE STATUTES REGARDING TAX LIEN SALES:  Copies of the Colorado State Statutes are available at your local library or on the internet at www.colorado.gov.

Return to top

Tax Lien Sale Statistics

Return to top

    Home  Tax Search (iTax)   Property Tax Information    Pay Online   Tax Lien Sale   Treazsurer Reports   Tax Roll Download   Abstract & Mill Levies   Property Tax/Assessment History
Public Trustee Information   Public Trustee News   Public Trustee History   Public Trustee Forms   Foreclosure Information   Helpful Links

© 2009 Morgan County Treasurer, All Rights Reserved