How to buy tax-sale property in Utah (2026)
You buy the property itself, not a lien. There is no redemption period, so the sale is final. Redeeming adds a penalty of 2.5% each period. You buy at the minimum bid price. Sales are held once a year, typically in May and June.
- Redemption period
- None
- Interest / penalty
- Penalty · 2.5%
- Bid method
- Minimum bid
- Sale timing
- Annual · May, Jun
How to bid here · Utah
HybridWhether the sale is online, in person, by sealed bid, or a mix. The format decides how you register and whether you can react to other bids. See the full glossary for more terms.- 1.Find the county auditor's notice of tax sale, mailed to the last known owner, occupant, and other record interests, and published as the county's class requires (59-2-1351(2), (3))
- 2.Check the sale date and place: the auditor holds the sale in May or June, at the county courthouse front door or through an electronic process the public can observe and bid in (59-2-1351(1)(b), (1)(c))
- 3.Attend the auction and bid; the auditor offers each parcel and sells it to an acceptable bidder (59-2-1351.1(1))
- 4.Bid at least the total of delinquent taxes, tax notice charges, penalties, interest, and administrative costs; the county may instead accept a bid for a portion of the parcel from the bidder paying that total in cash for the smallest portion (59-2-1351.1(4))
- 5.Pay the bid in cash in full, after which the county auditor executes and the county recorder records a tax deed to the purchaser (59-2-1351.1(4)(b)(i), (9))
- RegistrationSigning up as a bidder before the sale. Counties set the deadlines and paperwork, which may include an application, identification, and a no-delinquent-taxes statement. See the full glossary for more terms.
- Required: UnknownUnknown
Not verified from a source yet.
- DepositMoney you must post before or at the sale, often a flat amount or a percentage of your bid. It is usually applied to the purchase price if you win and is often non-refundable if you fail to pay. See the full glossary for more terms.
- Required: UnknownUnknown
Not verified from a source yet.
- FormsPaperwork a county may collect before you can bid, such as a bidder ID card or a W-9 for tax reporting. See the full glossary for more terms.
- Bidder ID card: UnknownW-9: Unknown
- EligibilityRules about who may bid. Some counties restrict non-residents or bar anyone who owes delinquent taxes from participating. See the full glossary for more terms.
- Residency required: UnknownNo delinquent taxes: Unknown
A bid below the total of delinquent taxes, tax notice charges, penalties, interest, and administrative costs is not accepted (59-2-1351(4), 59-2-1351.1(4)(a))
A successful bidder may not unilaterally rescind the bid once the parcel is closed, and the county may enforce the bid by judgment (59-2-1351.1(6))
- PaymentHow and when you must pay after winning. Certified or cleared funds are common and personal checks usually are not; missing the deadline typically forfeits your deposit. See the full glossary for more terms.
- Cash
at the sale: the accepted bid is paid in cash in the full amount of taxes, tax notice charges, penalties, interest, and administrative costs (59-2-1351.1(4)(b)(i))
Utah sells a tax deed, not a lien: the county auditor runs the auction in May or June at the courthouse door or electronically, and the winning bid must cover all delinquent taxes, charges, penalties, interest, and administrative costs, paid in cash. Bidder registration, deposits, and forms are not set by statute; 59-2-1351.1(2)(b) leaves those procedures to Tax Commission minimum standards and county ordinances, so they remain unknown here. Parcels with no purchaser are struck off to the county and later disposed of under 59-2-1351.5.
Citations
Sale type
Utah Code 59-2-1351.1(9)
official source“The county auditor shall, after acceptance by the county governing body, and in the name of the county, execute deeds conveying in fee simple all property sold at the public sale to the purchaser”
Redemption
Utah Code 59-2-1346(1)
official source“Property may be redeemed on behalf of the record owner by any person at any time before the tax sale”
Interest / penalty
Utah Code 59-2-1331(2)
official source“all delinquent taxes and tax notice charges on each separately assessed parcel are subject to a penalty of 2.5% of the amount of the delinquent taxes and tax notice charges or $10, whichever is greater”
Bid method
Utah Code 59-2-1351.1(4)
official source“The bid which shall be accepted shall be the bid of the bidder who will pay in cash the full amount of the taxes, tax notice charges, penalties, interest, and administrative costs for the smallest portion of the entire parcel”
Sale schedule
Utah Code 59-2-1351(1)(b)
official source“The county auditor shall conduct the tax sale in May or June of the current year”
Utah Code 59-2-1351, 59-2-1331. | Prose: deed | penalty 2.5% of delinquent taxes ($10 min; 1% if paid by Jan 31); interest 7-10%/yr | none after sale; redeem only before the tax sale | cash bid paying full taxes for smallest portion of parcel (or highest bid for entire parcel) | May-June
Frequently asked questions
- What do I actually buy at a Utah tax sale?
- The investor buys the property itself at sale. No redemption period usually follows, so title transfers directly.
- How long does the owner have to redeem the property in Utah?
- No redemption period is documented after the sale.
- What interest or penalty do I earn on a Utah tax sale?
- 2.5% penalty per period.
- How is the winning bidder chosen in Utah?
- The sale is at a fixed minimum bid, with no bidding above it.
Track Utah sales as they post
Get alerts when new Utah auctions and parcels appear, and see the plans that unlock the full parcel book.
Not legal, tax, or investment advice. Read the full disclaimer.