Bidding Rules

 

Summary of Dates and Important Information

 

Garfield County, Colorado 2020 Tax Certificate Sale Auction
Information on the Public Auction of Delinquent Real and Mobile Home Property Tax Liens

The Tax Lien Sale is a public auction usually held around the first part of November. Buyers pay the total advertised price consisting of tax, interest to the date of auction, an advertising fee, and in the case of mobile homes, distraint fees. They also pay a certificate fee and an auction fee, plus any premium bid. The person paying the highest amount is issued a Certificate of Purchase. This is a negotiable document representing a lien on the property and it is valid for 15 years. The buyer does not recover the premium paid over the starting amount. The certificate earns interest at the rate stated on the certificate with portions of calendar months considered as whole months.

The Buyer will be provided with copies of all Tax Lien Sale Certificates of Purchase and a receipt. Buyers are responsible for keeping adequate records. The Treasurer’s Office is responsible for the public auction of the tax lien, immediate notification to buyer of redemptions, and safe-keeping of the original Certificate of Purchase.

The redemption amount paid is the certificate amount (tax, interest, advertising, distraint, and other fees), plus redemption interest. The annual redemption interest rate for each year’s public auction is established by adding 9% to the September 1st Federal Reserve discount rate, 0.25% this year, and rounding to the nearest full percent. One twelfth of this rate accrues on the first day of each month. Upon redemption a check will be immediately issued.

Buyers may, after July 1st pay the subsequent year’s unpaid taxes for endorsement onto their certificates. These payments earn the same interest as the original public auction Certificate of Purchase.

If the real property has not been redeemed after three years from the date of public auction, the buyer can apply for a Treasurer’s Deed to the property. A deposit of $350.00 is due at the time of application. After a title search, advertising and notification of all interested parties, a Treasurer’s Deed is issued if there has been no redemption. This process generally takes four to six months.

If a mobile home has not been redeemed after one year from the date of public auction, the buyer can apply for a Certificate of Ownership (Title) to the property. A deposit of $50.00 is due at the time of application. After the notification of all interested parties, a Certificate of Ownership is issued if there has been no redemption. This process generally takes 60-90 days.

If you wish to participate in our public auction you must register prior to the start of the auction, and a financial deposit is required. The subject of the sale of Tax Liens, Deeds, Redemptions, etc., which are administered by the County Treasurers, is covered by Colorado Revised Statutes, Title 39, Articles 11 and 12.

In accordance with C.R.S. §39-11-115(2)(c) and (d), minimum bids and bid increase increments are as follows:

  • Minimum bids: The minimum starting bid for each tax lien is equal to the amount of the unpaid taxes, interest, penalties, and fees (the tax lien face value).

  • Bid increments: Bid increments shall be One dollar ($1.00). Tax liens are awarded to the highest bidder, or in the event of a tie, the winner will be selected at random by the auction engine, and the winning bid amount will equal the amount of the tie bid.

Tax liens will be grouped into batches and sold in one hour increments starting on Friday, November 6th, 2020, at 9:00 AM MT and concluding on Friday, November 6th, 2020, at 2:00 PM MT. Tax liens in each batch will be identified with a closing time.

In order to participate, each bidder shall make a minimum deposit of $75.00 on the auction site no later than Friday, October 30th, 2020 at 2:00 PM MT AND set a budget in the amount of their estimated winnings prior to the batch close date and time.

Bids may be made starting Tuesday, October 6th, 2020, at 10:00 AM MT. Bids will be accepted for each tax lien until the batch containing it closes. Prior to the closing of the batch, bidders may change or withdraw their bids. Once a batch closes, the bids become final and may not be changed or withdrawn.

Final Payment: Each winning bidder shall deposit sufficient funds to cover the total amount of the bidder’s winning bids (on this web site) no later than Monday, November 9th, 2020 at 2:00 PM MT. If a winning bidder fails to make final payment for any reason, the Treasurer may, at their sole discretion, award the tax lien(s) to another bidder or may offer the tax lien(s) for re-sale. The Treasurer may prohibit a person who fails to pay the full amount due, from participating in tax lien sales for up to five years in accordance with C.R.S. 39-11-116.

Redemption interest is 9% per annum as established September 1st, 2020 pursuant to C.R.S. §39-12-103 for the period beginning October 1, 2020.

Please Note:

  • Those investing in tax liens do so at their own risk and are advised to exercise due diligence in carefully analyzing which tax liens to bid on. There are no guarantees, expressed or implied, regarding whether a tax lien will prove to be a profitable investment.

  • The property information accessible on the bid pages was obtained from the Assessor’s office prior to the start of the current auction and is for reference only (please note that this property information provided by the Assessor’s office, represents the most current assessment year, not the tax year associated with this tax lien sale, as taxes are paid one year in arrears). It is the buyer’s responsibility to research auction items thoroughly prior to placing bids.
  • County officials and employees of Garfield County and members of their families are not permitted to purchase at the public auction.

 

 

 

SUMMARY OF IMPORTANT DATES AND INFORMATION

 

  Bidder Accounts  
  Allow foreign bidder registrations     No
  Single simultaneous bidder rule     No
 
  Auction Information  
  Bidding style     Proxy Bid Auction
  0 value bids use proxy system     Yes
 
  SubAccounts  
  Allow sub-accounts     No
  Automatic certificate rollup / rollup fee   --- ---
 
  Auction Dates and Times  
  Registration begins (site opens)**     09/15/2020 at 10:00 AM MT  
  Deposits, Registration fees and Budgets begin     10/06/2020 at 10:00 AM MT  
  Bidding begins     10/06/2020 at 10:00 AM MT  
 
  Deposits, Registration fees and Budgets end       10/30/2020 at 2:00 PM MT   
  Participation Requirements  

  Set a budget  
  Pay the registration fee  

  Participation Requirements Due Date     10/30/2020 at 2:00 PM MT   
  Registrations end     10/30/2020 at 2:00 PM MT   
   
  First batch closes     11/06/2020 at 9:00 AM MT   
  Batch closing interval     60 Minutes
  Last batch closes     11/06/2020 at 2:00 PM MT  
   
  Auxiliary batch opens     11/06/2020 at 3:00 PM MT  
  Auxiliary batch closes     11/06/2020 at 5:00 PM MT  
   
  Payment due date     11/09/2020 at 2:00 PM MT   
 
  Budget, Deposit and Payment Information    
  Deposit or Budget required (% of estimated winnings)     100%
  Minimum deposit amount     $0.00
  Registration Fee     $75.00
  Registration Fee Refundable      Yes
  Registration Fee Applied to Winnings      Yes
   
  Deposit / Payment types acceptable:   Deposits Payments
      Budget    Yes ---
      ACH    Yes Yes
      ACH auto-debit final payment    --- Yes
      Wire transfers   No No
      Counter payments   No No
 
  Redemptions available via ACH?   No
 
  Public Access  
  Public computers available   Treasurer's Office-Glenwood Springs
 
  ** Subject to change. The site will open when approved by the County.  

 

For an explanation of any of the terms above, please visit the FAQs.

 

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