Land Purveyor
California land & property taxes

Behind on your California property taxes? Know your options first.

Plain-language guides to how property tax default and tax sales work, where to get free help, and how to request a no-obligation offer if selling makes sense for you.

See how the process works Request an offer
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How it works

From a missed property tax payment to a tax sale

In California, a county can't sell property over unpaid taxes right away. The process takes at least five years, and owners have several chances to fix it along the way.

  1. Dec 10 & Apr 10

    Installments become delinquent

    Property taxes are billed in two installments. A payment made after December 10 or April 10 picks up a 10% penalty.

  2. July 1

    The property becomes tax-defaulted

    Any taxes still unpaid when the fiscal year ends on June 30 go into default. From then on, redemption penalties of 1.5% per month are added to the balance.

  3. Any time before year 5

    You can start a five-year payment plan

    Most counties offer an installment plan of redemption: pay 20% of the amount owed each year, plus the current year's taxes on time. While the plan is in good standing, the county can't sell the property. A plan has to start before the property becomes subject to the power to sell.

  4. After 5 years

    The county gains the power to sell

    Once taxes have been in default for five years, the tax collector may sell the property at public auction. Owners receive mailed and published notices before any sale.

  5. Day before the sale

    Last day to pay and keep the property

    You can pay the full amount owed until the close of business on the last business day before the auction starts. After that, California has no further right to buy the property back.

  6. Auction

    The property is sold or carried over

    If it sells, the buyer receives a tax deed. If it doesn't sell, the owner's right to pay off the taxes comes back, and the county will offer the property again at a later sale.

  7. Within 1 year of the deed

    Former owners can claim excess proceeds

    If the property sold for more than the taxes and costs owed, the former owner and other parties of interest can file a claim for the difference with the county. Filing the claim yourself is free.

Dates and fees can vary by county, and rules change. Your county tax collector's office can tell you the exact amount you owe and every deadline that applies to your parcel. This information is general and is not legal advice. Please speak with a licensed attorney about your specific situation.

Your options

Ways owners can resolve back taxes

Selling to us is one option, but there are other ways to get help. Here's an honest look at all of them.

Keep it

Pay the full balance

Pay the redemption amount to the tax collector and the default is cleared. This stops all penalties right away.

Best if you want the land and can cover the balance.

Keep it

Start a five-year payment plan

Spread the balance over five years at 20% per year, as long as you also keep current taxes paid. Ask your county if a payment plan agreement is available.

Best if you want to keep the land and can make yearly payments.

Sell it

List it with a real estate agent

An agent markets the property to the public, which usually brings the highest price. Raw land can take months or longer to sell, and back taxes are paid from the proceeds at closing.

Best if the land has good access and utilities, and you have the time or don't need the cash right away.

Sell it

Sell directly to a land buyer like us

Investors like Land Purveyor buy property as-is for cash, pay the back taxes and closing costs, and can close quickly. Our offers may not be full market value, but the process is quick, easy, and stress-free.

Best if you want a fast, certain sale and don't want to manage a listing.

Let it go

Let it go to tax sale

If you do nothing, the county will eventually auction the property. You lose the land, but if it sells for more than what's owed, you can claim the excess proceeds.

Best if the land has little value and you'd rather not deal with it.

Let it go

Give it to a neighbor or land trust

Neighbors often want adjoining land, even land that's hard to use. Conservation groups sometimes accept donations of land with natural value, which may bring a tax deduction. Back taxes stay with the property, so the new owner will need to pay them.

Best if the parcel is steep, landlocked or very small.

Get help

Free places to get answers

None of these organizations are connected to Land Purveyor. They can give you information we can't.

Your county tax collector

The official source for what you owe, payment plans, and sale dates for your parcel. Have your assessor's parcel number (APN) ready.

Property Tax Postponement

A State Controller program that lets qualifying homeowners who are 62 or older, blind, or disabled defer taxes on their home. It covers a primary residence only, not vacant land, and has income limits and limited funding.

(800) 952-5661

State Controller's Office

Free legal help

Legal aid organizations can help with tax default, inherited property, and questions about title or heirs, at no cost if you qualify.

LawHelpCA.org

Housing counselors

HUD-approved counselors help homeowners facing tax or mortgage trouble. Their help is free or low cost.

Find a counselor near you

Inherited land

If the land belonged to a relative who passed away, you may need to transfer title before you can pay, sell or donate it. An estate attorney or legal aid office can explain the simplest route.

Excess proceeds claims

If your former property sold at a tax sale, the county will mail you a notice about any excess proceeds. You can file the claim yourself for free. Read any offer from a company to file it for you carefully.

Request an offer

Thinking about selling?

Tell us about your land and we'll research it and send you a written offer. There's no cost and no obligation.

  • We pay the back taxes and closing costs out of the sale.
  • Most offers clear your tax balance and still put cash in your pocket.
  • Closing is handled by a licensed title or escrow company.
  • You can take your time, compare options, or say no.
Prefer to talk?

949-257-2077

Nathan@landpurveyor.com

427 E 17th Street, F-1060
Costa Mesa, CA 92627

We use your information only to respond to this request.
FAQ

Common questions

Why did I get a letter from you?

County tax records are public. We mail owners of land with past-due taxes to let them know about their options, including selling to us. You're under no obligation to respond.

Are you part of the county?

No. Land Purveyor is a private company. We aren't affiliated with any county, the State of California, or any government agency. For official information about your taxes, contact your county tax collector.

How do you decide on an offer price?

We look at recent sales of similar land nearby, then adjust for access, utilities, terrain, zoning, and the back taxes owed. Because we buy as-is and take on the resale risk, our offers are below what the land might bring on the open market.

What if I owe more in taxes than the land is worth?

That happens with low-value parcels. Selling may not make sense in that case. Letting it go to tax sale, or offering it to a neighbor, can be the simpler path. We'll tell you if we think that's the case.

Do I have to pay anything to sell?

No. When we buy, we pay the escrow and closing costs, and the back taxes are paid from the sale.