General Information

• Prior to bidding, you should have already made yourself aware of Missouri laws which govern your rights and responsibilities as a purchaser.

• We recommend consulting an attorney to help you understand and interpret the laws.

• Do your research on the properties prior to bidding.

• Failure to follow the laws regarding your responsibility as a purchaser may result in the loss of your interest in the property.

• Real estate that has three years delinquent taxes must be offered for sale to discharge the lien for the delinquent and unpaid taxes. (RSMo 140.160)

• The tax sale is held annually on the fourth Monday in August commencing at 10:00 a.m. at the Johnson County Courthouse.

• Delinquent taxes with penalty, interest, and sales costs may be paid to the county collector at any time prior to the scheduled sale date.

• The list of properties subject to sale is published in a local newspaper for three consecutive weeks prior to the tax sale.

• The sale is conducted by the collector with the help of the clerk. Bidding begins for the amount of taxes, penalties and sales costs.

• Buyers MUST be present to bid.

• Buyer or appointed agent must sign an affidavit stating they are not delinquent on any tax payments on any property. Failure to sign such affidavit, as well as signing a false affidavit, may invalidate the purchase.

• Non-residents of Missouri may not bid unless special arrangements have been made with the collector prior to the sale.

• At the conclusion of the sale, the purchaser shall immediately pay the amount of bid to the Collector.  Cashier's check, money order, bank draft, or cash are accepted. Personal checks and credit/debit cards are not accepted.

• If the bid amount is not paid, a penalty of 25% of the bid amount plus a prosecuting attorney's fee may be assessed against the bidder.

• The purchaser is essentially purchasing a tax lien on the property. You DO NOT have ownership rights, nor can you gain immediate possession of the property.

• The collector issues, records, and mails a certificate of purchase to the purchaser.

• The original property owner, or party having an interest, may redeem the property anytime within one year from the sale date.

• Property liens against the property are not extinguished at the time of sale or during any period of the redemption.

• Any surplus paid over the opening bid shall be deposited with the County Treasurer and may by claimed by the owner or lienholder of record. If not claimed, the surplus is distributed among the schools after a period of three years. Procedures for claiming surplus are outlined in RSMo 140.230: “3. County commissions shall compel owners, lienholders of record, or agents to make satisfactory proof of their claims before receiving their money; provided, that no county shall pay interest to the claimant of any such fund.  Any such claim shall be filed with the county commission within ninety days after the expiration of the redemption period, be made in writing, and include reference to the lien of record upon which the claim is made.  The reference shall include the county recorder’s recording reference information such as book and page number, document number, or other reference information if the lien is not referenced either by book or page number or document number.

Property Redemption

• Property sold at the tax certificate sale for delinquent taxes may be redeemed within one year from the issuance of a certificate of purchase as follows; and thereafter until a collector's deed is issued:

• Property may be redeemed by the owner of record, or by any person holding a publicly recorded deed of trust, mortgage, lease, lien or claim upon the property;

• Please advise the collector's office at least twenty-four hours prior to the date you will be redeeming to schedule an appointment and allow twenty minutes to process;

• Pay the collector the bid amount on the certificate of purchase plus 10% annual interest on the amount of sale less any surplus;

• Pay the collector the amount of any subsequent years' taxes paid, if applicable, plus 8% annual interest;

• Pay the reasonable and customary costs of a title search and any required mailings that have been provided to the collector by the purchaser;

• only reimbursable if costs are incurred after March 1st following the date of purchase of the tax sale certificate

• Pay the cost included in redemption; and,

• Payments must be made by cashier's check, money order, or bank draft. Personal checks or credit/debit cards are not accepted.

• The collector's office notifies the certificate of purchase holder when the property has been redeemed.

• A certificate of redemption will be issued to the owner of record when property is redeemed. The certificate of purchase holder will receive a copy of the certificate of redemption.

Collector's Deed

• If the property has not been redeemed during the one year redemption period, the holder of the certificate of purchase may apply for and receive a collector's deed provided the following has occurred:

• All current taxes that have accrued on the property have been paid;

• Proof that a title search has been done on the property.

• The purchaser has provided an affidavit to the collector, that at least 90 days prior to the date when the purchaser is authorized to acquire the deed, the purchaser has notified the owner of record at the last known available address and anyone with publicly recorded unreleased deed of trust, mortgage, lease, lien, judgment, or publicly recorded claim upon the property, by first class mail and certified mail return receipt requested, of the right to redeem; and the affidavit must include:

• name of purchaser; date of sale; legal description of property purchased; date and to whom every required notice was sent;

• The purchaser has provided a copy of the following for each recipient, to the collector:

• 1st class mail & certified mail notices;

• Addressed envelopes as they appeared immediately before mailing;

• Certified mail receipt as it appeared upon its return;

• Any returned regular mailed envelopes; and,

• Certification of any other attempted notices.

• Purchaser must cause the Collector’s Deed to be executed and placed on the record in the proper county with 18 MONTHS from the date of sale. (RSMO 140.410)

* Failure of the purchaser to obtain a collector's deed within 18 months from the date on the certificate of purchase results in the loss of the purchaser's lien on the property.