You are only purchasing the tax lien on the property until you obtain a deed. Once you have been issued a Collector’s deed, the property is yours.
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Yes, all lands and lots on which taxes are 3 years delinquent are offered for sale on the fourth Monday of August each year.
You must be a Missouri resident, at least 18 years of age, and provide the Collector with an affidavit attesting that you owe no delinquent property taxes (Real & Personal). To bid at the tax sale, you need to complete the bidder’s affidavit within the Bidder’s Packet. A bid package, including the Affidavit is available under Land Sale Documents or can be picked up at the office. You will need to sign, and have it notarized before turning in to the Collector for a bid # for the auction. It is required to show your Missouri identification to apply for your bid number. We will only issue bid numbers the week before the sale and stop issuing bid numbers at 9 AM the day of the sale. Completing the affidavit before the day of the sale will insure you do not miss the start of the auction. If you are a business, you must be registered in Missouri and bring a certificate of Good Standing and Articles of Organization or Corporation info to obtain a bid #.
If you are out of state – you must appoint a Missouri resident to act as your agent.
In a typical year there will be approximately 500 properties offered for sale.
The listing of eligible properties will be posted on the Collector’s website in June. Properties will also be advertised in “The Countian” for three consecutive Fridays, before the sale, with the last publication to be at least fifteen days prior to the fourth Monday in August.
The sale is a public auction. You must have completed a bidder’s affidavit and have a bid # to participate in the sale. The properties will be offered in the order in which they appear in the newspaper. They will start with 1st sales, 2nd sales, and finally 3rd sales. The minimum acceptable bid will be the amount of taxes and sale expenses due for the property. There is no upper limit on the amount which can be bid, and the sale will be to the highest bidder. Bidders must be present to participate.
The sale is held in the Assembly Room on the main level in the Administration Building at 729 Maple St, Hillsboro MO 63050. It is held on the fourth Monday in August each year and starts promptly at 10:00am.
If you are a successful bidder, you will wait until your portion of the sale is complete and then proceed to the Collector’s office. You must pay within 2 hours after all the properties have been offered. If you win a bid and do not pay the bid amount, you will be charged a fine of 25% of the bid amount, the purchase will be voided, and the property will once again be offered for sale.
We accept cash, check, cashier’s check, money order, debit and credit cards. The quickest form of payment is a check. There are fees associated with using a debit or credit card. The processing company charges a fee of $3.95 for a Visa Debit Card. Any other type of debit or credit card is a fee of 2.4% of total amount being charged.
There is a waiting period (redemption period) of one year for 1st and 2nd sales, during which time the owner of the property can redeem your interest in the property by paying to the Collector the amount of your original investment, any subsequent taxes you have paid, plus interest. They are also required to pay for the title report and mailing fees incurred by the purchaser after March 1st. The redemption money will be paid to you by the Collector, in exchange for the Certificate of Purchase. For 3rd sales the waiting period is 90 days past the notification dates. NOTE: The tax sale purchaser is solely responsible for submitting all receipts to the Collector immediately upon completion of title search and mailings in order to be reimbursed if the property is redeemed.
The certificate of purchase is the document the tax sale purchaser receives as evidence of his/her interest in the property. This will be mailed to you once the sale is complete and it has been recorded by the Collector. You will receive your certificate of purchase approximately two weeks after the sale. This is a very important document. You will need the certificate of purchase to obtain a Collector’s deed or a redemption check if property is redeemed.
If your purchase is redeemed, the tax & costs portion of your original investment will earn simple interest at the rate of ten percent (10%) per annum. No interest will be paid on the surplus amount (amount bid over amount due). Any subsequent taxes that you will pay will earn simple interest at the rate of eight percent (8%) per annum.
Before you are eligible to receive a Collector’s deed you must follow the procedures described in state statute RSMO 140.405. The following is a link to the state website - go to Collectors-then Tax Sale Manual: Missouri State Tax Commission . This statute sets forth the requirements that must be met. The Collector’s Office will give out instructions and a checklist to help with the process. Neither the Collector nor the employees of the Collector’s office can provide legal advice. We recommend consulting a real estate attorney to help you comply with the statutes.