Arapahoe County Colorado Tax Sale
Arapahoe County Colorado tax lien certificates are sold at the Arapahoe County tax sale which is held annually during the month of November but no later than the second Monday in December of each year.
The sale of Arapahoe County tax lien certificates at the Arapahoe County tax sale auction generates the revenue Arapahoe County Colorado needs to continue to fund essential services.
In Arapahoe County Colorado property taxes are due January 1st for the previous year. Payment may be paid in two equal installments or in one full installment. First half payment is due February 28th. The second half of real estate property taxes is due on June 15 and are delinquent June 16th. Delinquency notices are mailed beginning July 1st.
Beginning at least (4) four weeks before the Arapahoe County tax sale the Arapahoe County Treasurer will post a written or printed notice in the Arapahoe County Treasurer's Office. Colorado law C.R.S 39-11-102 specifies that properties to be offered at the Arapahoe County tax sale must be advertised in a newspaper of general circulation or having general circulation in Arapahoe County for (3) three consecutive weeks prior to the Arapahoe County tax sale.
Tax Sale List
Contact the Arapahoe County Treasurer (C.R.S. 39-11-102) for instructions on obtaining the Arapahoe County tax sale list. The tax sale list will include item number, parcel number, legal owner, and the legal description of the property.
Copy's of the newspaper where the advertisement of tax liens on property's subject to sale at the Arapahoe County Colorado tax sale are available for purchase through the Arapahoe County Colorado Treasurer's Office. In addition, a digital copy of the advertisement may also be available for download.
Tax Sale Registration
Anyone wishing to bid must register before the Arapahoe County tax sale. Contact the Arapahoe County Treasurer C.R.S. 39-11-101 for registration instructions and requirements.
Registration requirements specify that bidders must supply the Arapahoe County Colorado Treasurer's Office with a completed Bidder's Card, Request for Taxpayer Identification Number and Certification (IRS Form W-9 or W-8BEN).
If the Arapahoe County Colorado tax sale is conducted on the Internet, registration must be completed online beginning October 1st of each year. Generally there is no charge to register however bidders may be required to post a deposit via the Tax Sale Website Payments Page.
The Arapahoe County Colorado Treasurer's Office may require that bidder's post anywhere from 10% to 100% of the estimated amount in tax lien certificates they intend to purchase at the Arapahoe County tax sale.
Upon successfully meeting the registration requirements the Arapahoe County Colorado Treasurer's Office will assign a bidders number to identify each bidder when purchasing tax liens from Arapahoe County.
Tax Sale Time and Location
The Arapahoe County Colorado tax sale is held during the month of November of each year. Contact the Arapahoe County Colorado Treasurer's Office to determine the time and location of the Arapahoe County Colorado tax sale.
In accordance with C.R.S. 39-11-108 (1) the Arapahoe County Treasurer will commence the public auction of the Arapahoe County Colorado tax liens on those property's on which the taxes, interest, and fees have not been paid and continue's from day to day until the tax liens on each property are sold with the exception of Saturday's and Sunday's.
Colorado law specifies that the Arapahoe County tax sale auction is to be held at the Arapahoe County Treasurer's office or at another location in Arapahoe County designated by the Arapahoe County Treasurer.
Tax Sale Bidding Process
In accordance with C.R.S. 39-11-115 (2) Colorado laws grants the Arapahoe County Treasurer broad powers in setting and determining bidding rules governing the Arapahoe County public tax sale auction.
Currently, there are several bidding methods being used to sell Arapahoe County tax lien certificates.
The Arapahoe County Treasurer may utilize one or more of the following bidding methods to sell Colorado tax lien certificates:
Rotational Bid Method: In a public oral bid tax sale where Arapahoe County is utilizing the Rotational Bid Method the first tax lien certificate offered for sale will be offered to the investor holding bidder number (1) one, who has the right of first refusal. If bidder number (1) one refuses the tax lien certificate, bidder number (2) two may then bid. However, bidder number (1) one will not be offered another tax lien certificate until his number comes up again in the rotation. The next tax lien certificate will go to the next number in line.
Premium Bid Method: In a public oral bid tax sale where Arapahoe County is utilizing the Premium Bid Method C.R.S. 39-11-115 the winning bidder at the Arapahoe County Colorado tax sale is the bidder who pays the largest amount in excess of the delinquent taxes, delinquent interest, and fees. The excess amount shall be credited to the county general fund. Each tax lien shall be sold for an entire piece of property.
Proxy Bid Method: In a public oral bid tax sale where Arapahoe County is utilizing an Proxy Bid Method, the auction system submit's the bids on behalf of the bidders. Prior to the tax sale bidders must login to the Tax Sale Website and enter the maximum premium amount that they are willing to pay over the face value for each tax lien certificate they intend to purchase. This dollar amount is referred to as a "premium". At the time of the tax sale the auction system will submit bids on behalf of each bidder.
The result of the auction system is that the electronic agent keeps increasing the bid to submit by one dollar ($1.00) increments until either they are the only bidder left, (in which case they get the tax lien certificate at one dollar more than the previous bid) or until they reach the maximum amount they have set.
In the case of a tie at the winning bid rate, the system awards to one of the bidders through a random selection process using a random number generator.
Unsold Arapahoe County Colorado tax lien certificates that receive no bid are "struck off" or sold to Arapahoe County.
Tax Sale Payment
Pursuant to C.R.S. 39-11-111 the Arapahoe County Treasurer may accept payment in the form of cash, negotiable paper, or electronic funds transfer, for the tax lien certificate.
In accordance with C.R.S. 39-11-117 upon payment of the back taxes, penalties and charges, the winning bidder will be issued a tax lien certificate or certificate of purchase ("CP") by the Arapahoe County Treasurer's Office evidencing the sale of the tax lien certificate. Fees include a $4.00 certificate fee and a $5.00 auction fee plus any premium bid. If payment has not been made, the parcel(s) / tax lien certificates may be re-offered.
Colorado law C.R.S. 39-11-119 provides that subsequent taxes (referred to as Subtax) may be added to the existing tax lien protecting the investor's fiduciary interest in the property. Amending the current year's taxes onto the existing tax lien begins during the last two weeks in July. All remaining delinquent property taxes go to the annual Arapahoe County tax lien sale in November.
It is the investor's responsibility to research and track the parcel's delinquent property taxes. The subsequent taxes consist of taxes, interest, and fees accrued up to the date on which the taxes are paid. There is an additional charge of $5.00 applied for each request to purchase subsequent taxes for each year.
Purchases may be made in person or by mail. Payment must be included with the purchase request. The Arapahoe County Colorado Treasurer's Office requires that buyers submit a list of the subsequent taxes they intend to purchase, along with a cashier's check, money order, certified check, or wire transfer for the approximate total.
The interest earned on subsequent tax is the annual redemption interest rate which is established by adding 9% to the September 1st Federal Reserve discount rate.
From the date sold, the delinquent owner has (3) three years C.R.S. 39-11-120 to redeem his or her interest in the property.
To redeem the delinquent owner must tender the amount the investor paid to purchase the Colorado tax lien certificate plus interest. The interest rate the delinquent owner will be charged at the time of redemption is the rate awarded at the time the tax lien certificate was purchased.
The delinquent owner may redeem the Colorado tax lien certificate at any time before the execution of the Arapahoe County Treasurer's deed to the purchaser of the tax lien certificate the amount of taxes, delinquent interest, and costs for which the tax lien certificate on the property was sold, with redemption interest from the date of the sale at the rate specified in C.R.S. 39-12-103 (3).
In accordance with C.R.S. 39-12-103 (3) the annual rate of redemption interest is (9) nine percentage points above the federal discount rate and shall be rounded to the nearest full percent. On September 1 of each year, the annual rate of redemption interest shall be established and become effective on October 1 of the same year.
It's important to note that according to C.R.S. 39-11-115 (1) the excess amount shall be credited to the county general fund. Each tax lien shall be sold for an entire piece of property. The taxes, delinquent interest, and fees shall draw interest at the rates fixed by law, and, when the tax liens on any lands are bid in by the county, city, town, or city and county, the amount for which they are bid in shall draw interest at the same rates. Real property for which a tax lien is sold may be redeemed in the manner provided by law.
If the delinquent owner fails to redeem the Arapahoe County Colorado tax lien certificate prior to the expiration of (3) three years from the date when the Colorado tax lien certificate was purchased from Arapahoe County, the investor may apply for a court ordered tax deed to the property.
Pursuant to C.R.S. 39-11-128 before any purchaser of a Colorado tax lien certificate for delinquent taxes is entitled to a deed for the land, he shall make request upon the Arapahoe County Treasurer, who shall then comply with the following:
C.R.S. 39-11-128 (a) The treasurer shall serve a notice of such purchase on every person in actual possession or occupancy of such land and also on the person in whose name the property was taxed and upon all persons having an interest or title of record in or to the property if, not more than five months nor less than three months before the time of issuance of such tax deed. In such notice the Arapahoe County Treasurer shall state when the applicant or his assignor purchased the Colorado tax lien certificate in whose name such property was taxed, the description of the land for which a Colorado tax lien certificate was purchased, for what year taxed and when the time of redemption will expire or when the tax deed shall be issued.
C.R.S. 39-11-128 (b) In all cases or instances where the valuation for assessment of the property is five hundred dollars or more, the Arapahoe County Treasurer shall publish such notice, three times, at intervals of one week, in some daily, weekly, or semiweekly newspaper published in Arapahoe County, not more than five months nor less than three months before the time at which the tax deed may issue, and he shall send by registered or certified mail a copy of such notice to each person not found to be served whose address is known or can be determined upon diligent inquiry.
Pursuant to C.R.S. 39-11-130 in case the Arapahoe County Treasurer is compelled to serve or to publish such notices in a newspaper, then before any person who may have a right to redeem such land or lot from the Arapahoe County tax sale is permitted to redeem, he shall pay the officer or person who by law is authorized to receive such redemption money the entire amount paid by the applicant for a tax deed for such notices, for abstract and search fees, and for the cost of publishing such notices for the use of the person compelled to pay such charges. If the property therein described is redeemed before the expiration of the period of redemption named in such notice, the purchaser or his assigns shall recover, in addition to his interest and costs, the cost of such publication and the abstract and search fee.
Pursuant to C.R.S. 39-11-136 (1) the tax deed shall be signed by the Arapahoe County Treasurer in his official capacity and when so signed shall vest in the purchaser all the right, title, interest, and estate of the former owner in and to the land conveyed and also all right, title, interest, and claim of the state and county thereto.
Unsold Tax Sale Properties
Unsold Arapahoe County Colorado tax lien certificates that receive no bids are "struck off" or sold to Arapahoe County.
Unsold Arapahoe County Colorado tax lien certificates "struck off" or sold to the Arapahoe County are available for purchase by investors through assignment. Assignment or "over the counter" purchases may be made in person or by mail. Payment must be included with the purchase request.
The Arapahoe County Colorado Treasurer's Office requires that buyers submit a list of the property tax lien certificates they intend to purchase, along with a cashier's check, money order, certified check, or wire transfer for the approximate total. Purchase requests will be recorded and processed in the order in which they are received.
When an offer to purchase is made and received by the Arapahoe County Treasurer's Office, the Arapahoe County Treasurer's Office will request that the offer be scheduled as an agenda item at an upcoming Arapahoe County Board of Supervisors' meeting.
At the meeting the Arapahoe County Board of Supervisors will consider the offer along with higher offers from anyone else present at the meeting. At the public meeting, the Board of Supervisors may vote to accept and approve the offer of the highest bidder for cash, or they may choose not to accept any of the current offers.
If an offer is approved, the Arapahoe County Board of Supervisors will direct the Clerk of the Board to convey a quit claim deed to the party whose offer was approved. The Clerk of the Board will prepare a quit claim deed, record that deed with the Arapahoe County Recorder and then issue the deed to the new parcel owner.
Tax Sale Warnings and Pitfalls
While it is possible to receive a handsome profit with Arapahoe County Colorado tax lien certificates and Arapahoe County Colorado tax deed properties it is important to keep in mind it is also possible to incur a substantial loss. Buyer beware, Arapahoe County Colorado auctions all types of properties at the Arapahoe County Colorado tax sale auction including residential, retail, agricultural, condemned, waste, vacant, industrial and the like.
As with all investments, there is always an element of risk. Even though the interest rates are written into Colorado law, mandated by Colorado law, and are regulated by Colorado law, there is a chance of losing part or all of your investment. You must always try to get the best education and practice safe investing, no matter which investment vehicle you choose.
Arapahoe County Colorado Tax Sale Discussion
Below you will find a collection of the latest user questions and comments relating to the sale of tax lien certificates and tax deed properties in Arapahoe County Colorado.
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Cities located in Arapahoe County Colorado
The following is a list of cities and towns located in Arapahoe County Colorado.
Tax Lien Certificates for properties located in the following cities are sold at the Arapahoe County Colorado tax sale.
|Buckley Air Force Base, CO||44,951|
|Cherry Hills, CO||87,925|
|Deer Trail, CO||1,169|
|Grants Ranch, CO||18,283|
|Greenwood Village, CO||109,499|
|Lone Tree, CO||21,574|
Counties located in Colorado
The following is a list of counties located in the state of Colorado.
Tax Lien Certificates for properties located in the following counties are sold at Colorado county tax sales.
Learn more about each county's individual tax sale process by clicking on the name of the county for which you are interested from the list below:
Tax Lien University, Inc. is an educational organization, and individual performance depends upon the individual skills, time availability, and dedication of each student. Testimonials included may not represent typical results. Unique experiences and past performances do not guarantee future results. Tax Lien University, Inc. its owners, employees, and affiliates do not give investment or financial advice and are not licensed as brokers by or registered as advisors with any agency. If legal advice or other expert assistance is required, the services of a competent professional person should be sought.
Arapahoe County, CO
5334 S. Prince Street
Littleton CO 80120-1136
|County Website:||View County Website|
|Auction Website:||View Auction Website|
|Tax Sale Date:||November - December|
|Tax Sale List:||Get Tax Sale List|
|OTC Sale List:||Get OTC Tax Sale List|
|Parcel Search:||View Property Records|
|Public Records:||View County Records|
|Tax Sale Type:||Tax Lien Certificates|
|Redemption:||Three (3) Years|
|Interest Rate:||+9% Per Annum|
|Penalty Rate:||Not Applicable|
|Bid Procedure:||Premium Bid|
|Sale Contact:||County Tax Collector|
|State Statutes:||View State Statutes|
|County Map:||View County Map|
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