Getting Your Home Back After a Property Tax Sale in Missouri
Lost your home to a tax sale in Missouri? You may be able to reclaim or “redeem” it.
If you’ve lost your home to a tax sale in Missouri, you might be able to reclaim your property by “redeeming” it. To redeem, you have to catch up on the delinquent taxes plus various other amounts. But if you miss the deadline to redeem, you won’t get another chance to get your home back in this manner.
In parts of Missouri, the county collector will sell your home at a public auction to the highest bidder if you become delinquent on your real property taxes.
How Long You Have to Reclaim Your Missouri Home After a Tax Sale
If you lose your home to this type of tax sale in Missouri, you typically get some time in which to reclaim it, by paying a certain amount. (Mo. Ann. Stat. § 140.340). This is called “redeeming” the home. The time frame during which you can redeem is called a “redemption period.” If you don’t redeem, the purchaser from the auction can get a deed (title) to your home. (Mo. Ann. Stat. §§ 140.405, 140.420).
General right to redeem.
In Missouri, you can ordinarily reclaim your home within one year after the tax sale and up until the purchaser gets the deed to your home—so long as the home sells on the collector’s first or second sale attempt. (Mo. Ann. Stat. § 140.340,§ 140.250).
Your right to redeem if the home doesn’t sell at a first or second tax sale. If the home doesn’t sell at a first or second sale, then the collector will attempt to sell it at a third tax sale. When the home sells at a third tax sale, you get 90 days to redeem the home. (Mo. Ann. Stat. § 140.250).
No right to redeem after a subsequent sale.
If no one buys the property at the first, second, or third tax sale, but it does sell at a subsequent offering, there is no redemption period. (Mo. Ann. Stat. § 140.250).
Some homeowners get additional time to redeem. Minors, people who are incapacitated, and disabled persons may redeem within five years of the date of the last payment of taxes encumbering the real estate by the minor, incapacitated or disabled person, the party’s predecessors in interest, or any representative of such person.(Mo. Ann. Stat. § 140.350).
Notice of Your Right to Redeem
After the sale, you’ll receive notice about your right to redeem.
When you’ll get notified if a purchaser buys the home at a first or second tax sale.
At least 90 days before the date when the purchaser is authorized to acquire the deed, the purchaser must send you a notice by first-class and certified mail about your right to redeem. (Mo. Ann. Stat. § 140.405).
When you’ll get notified if a purchaser buys the home at a third sale. If the property was sold at a third sale, the purchaser must send the redemption notice within 45 days of the sale. The 90-day redemption period begins when the purchaser mails this notice. (Mo. Ann. Stat. § 140.405).
How Much You’ll Have to Pay in Order to Redeem
You can redeem the home by paying the county collector:
the amount of the delinquent taxes
the costs of the sale
interest, at a rate not to exceed 10% per year (but not on the amount the purchaser paid that exceeds the taxes and costs)
all subsequent taxes that the purchaser paid plus interest, at the rate of 8% per year, and
certain additional costs. (Mo. Ann. Stat. § 140.340).