Tax Sale Calendar 2026: When Every State Holds Tax Sales
When do tax sales happen in your state? This calendar covers all 50 states — monthly, quarterly, annual, and online schedules for tax lien and tax deed sales in 2026.
Tax sales don't follow a single national schedule. Some states sell monthly (Texas), others hold one annual auction (Florida, Arizona), and a few sell quarterly or on rolling schedules. Missing a sale date means waiting another month — or another year — for your next opportunity.
This calendar covers all 50 states so you can plan your investing across multiple markets. We've organized it both by month and by state, with details on sale type (lien vs. deed), format (online vs. in-person), and frequency.
Monthly Calendar Overview
| Month | Major Sales | States Active |
|---|---|---|
| January | Texas (monthly), scattered county sales in various states | TX, CO, OH, NJ (some counties) |
| February | Arizona (most counties), Texas | TX, AZ, CO, NJ, OH |
| March | Texas, Indiana (some counties) | TX, IN, CO, NJ, OH |
| April | Texas, Maryland (some counties) | TX, MD, CO, NJ, OH |
| May | Texas, Florida (early sales begin), New Jersey | TX, FL, NJ, CO, MD, OH |
| June | Florida (primary month), Texas, Illinois | TX, FL, IL, NJ, CO, MD |
| July | Texas, Illinois, Mississippi | TX, IL, MS, CO, NJ |
| August | Texas, Iowa, Illinois | TX, IA, IL, CO, NJ |
| September | Texas, Georgia (some counties), Massachusetts | TX, GA, MA, CO, NJ |
| October | Indiana (major month), Texas, Georgia | TX, IN, GA, CO, NJ, OH |
| November | Texas, California (some counties), South Carolina | TX, CA, SC, CO, NJ |
| December | Texas (often lighter due to holidays) | TX, CO, NJ |
State-by-State Details
Tax Lien States
These states sell tax lien certificates. You earn interest; if the owner doesn't redeem, you can eventually get the property.
| State | Sale Type | Interest Rate | Redemption Period | Typical Sale Month(s) | Format |
|---|---|---|---|---|---|
| Alabama | Tax lien | 12% | 3 years | May-June | In-person + online |
| Arizona | Tax lien | 16% max | 3 years | February | Online (most counties) |
| Colorado | Tax lien | Federal discount rate + 9% | 3 years | October-December | Online + in-person |
| Florida | Tax lien (certificate) | 18% max (bid down) | 2 years | May-June | Online (most counties) |
| Illinois | Tax lien | 18% max (bid down) | 2-3 years | June-November | In-person + online |
| Indiana | Tax lien | 10-15% | 1 year | September-October | Online + in-person |
| Iowa | Tax lien | 24% | 2 years | June (annual) | In-person + online |
| Kentucky | Tax lien | 12% | 1 year | Varies by county | In-person |
| Maryland | Tax lien | 6-24% (varies by county) | 6 months | May-June | Online + in-person |
| Mississippi | Tax lien | 18% | 2 years | August | In-person |
| Missouri | Tax lien | 10% | 1 year | August | In-person |
| Montana | Tax lien | 10% | 3 years | July | In-person |
| Nebraska | Tax lien | 14% | 3 years | March | In-person + online |
| New Jersey | Tax lien | 18% max (bid down) | 2 years | Year-round (varies) | Online + in-person |
| North Dakota | Tax lien | 9-12% | 3 years | October-December | In-person |
| Ohio | Tax lien | 18% | 1 year | Varies by county | In-person + online |
| Oklahoma | Tax lien | 8% | 2 years | June | In-person + online |
| South Carolina | Tax lien | 3-12% | 1 year | October-December | In-person + online |
| South Dakota | Tax lien | 12% | 4 years | December | In-person |
| Vermont | Tax lien | 12% | 1 year | Varies | In-person |
| West Virginia | Tax lien | 12% | 18 months | October-November | In-person + online |
| Wyoming | Tax lien | 15% | 4 years | August-September | In-person |
Tax Deed States
These states sell the property directly (deed) at auction. You get the property, not a lien.
| State | Sale Type | Redemption Period | Typical Sale Month(s) | Format |
|---|---|---|---|---|
| Arkansas | Tax deed (commissioner) | None (but quiet title needed) | Year-round online | Online |
| California | Tax deed | None after sale | Varies by county (often fall) | Online + in-person |
| Connecticut | Tax deed | 6 months | Varies | In-person |
| Delaware | Tax deed | 60 days | Varies | In-person |
| Georgia | Tax deed | 1 year (+ 10% penalty) | First Tuesday monthly | In-person (courthouse steps) |
| Hawaii | Tax deed | 1 year | Varies | In-person |
| Idaho | Tax deed | 14 months | Varies | In-person |
| Kansas | Tax deed | None (judicial) | Varies | In-person |
| Maine | Tax deed | None (municipal) | Varies | In-person |
| Massachusetts | Tax deed | 6 months | Varies | In-person |
| Michigan | Tax deed | None (after foreclosure) | Varies | Online + in-person |
| Minnesota | Tax deed (forfeiture) | None after forfeiture complete | Varies | In-person + online |
| Nevada | Tax deed | None | Varies | In-person + online |
| New Hampshire | Tax deed | 2 years | Varies | In-person |
| New Mexico | Tax deed | None | Varies | In-person |
| New York | Tax deed (varies by county) | Varies | Varies | In-person + online |
| North Carolina | Tax deed | 10 days (upset bid) | Varies | In-person |
| Oregon | Tax deed | None | Varies | In-person + online |
| Pennsylvania | Tax deed | None (judicial) | September | In-person + online |
| Rhode Island | Tax deed | 1 year | Varies | In-person |
| Tennessee | Tax deed | 1 year | Varies | In-person |
| Texas | Tax deed | 6 months / 2 years | First Tuesday monthly | In-person (courthouse steps) |
| Utah | Tax deed | None | May | Online |
| Virginia | Tax deed | None | Varies | In-person |
| Washington | Tax deed | None | Varies | In-person + online |
| Wisconsin | Tax deed | None (after county takes title) | Varies | In-person + online |
Hybrid States
Some states use both liens and deeds, or have unique systems.
| State | System | Notes | Typical Sale Month(s) |
|---|---|---|---|
| Louisiana | Hybrid (tax sale with 3-year redemption) | Tax sale buyer gets deed but owner can redeem for 3 years | Varies |
| Alaska | Municipality-dependent | No uniform state system | Varies |
Key Dates for 2026
| Date | Event | State |
|---|---|---|
| Every first Tuesday | Texas courthouse step sales | TX |
| Every first Tuesday | Georgia courthouse step sales | GA |
| February 2026 | Arizona tax lien certificate sales (Maricopa, Pima, etc.) | AZ |
| Late May - June 2026 | Florida tax certificate sales (67 counties) | FL |
| June 2026 | Iowa annual tax sale | IA |
| June 2026 | Oklahoma annual tax sale | OK |
| May - October 2026 | New Jersey municipal tax lien sales (rolling) | NJ |
| September - October 2026 | Indiana tax lien certificate sales | IN |
| September 2026 | Pennsylvania judicial tax sales | PA |
| October - December 2026 | Colorado tax lien certificate sales | CO |
| October - December 2026 | South Carolina delinquent tax sales | SC |
Online vs. In-Person Sales
| Feature | Online Sales | In-Person Sales |
|---|---|---|
| Accessibility | Invest from anywhere | Must attend in person |
| Competition | Higher (nationwide bidders) | Lower (local investors only) |
| Due diligence time | More time to research (auction runs over days) | Fast-paced (minutes per property) |
| Winning bid prices | Typically higher | Potentially better deals |
| States using online | FL, AZ, IN, CO, AR, many others | TX, GA, and many rural counties |
Building a Multi-State Calendar Strategy
Smart investors don't limit themselves to one state. Here's how to build a calendar-based strategy:
Year-Round Monthly Strategy
- Every month: Texas and Georgia courthouse step sales (first Tuesday)
- February: Arizona tax lien certificates (high rates, online)
- May-June: Florida certificates (massive inventory, online)
- August-October: Iowa, Indiana, Colorado certificates
- November-December: South Carolina, end-of-year sales
Portfolio Diversification
Mixing lien and deed states provides different risk/reward profiles:
- Tax liens (FL, AZ, IN) — Predictable returns, lower risk, lower effort
- Tax deeds (TX, GA) — Higher potential upside, more due diligence required
- Pre-sale outreach (any state) — Reach property owners before the sale for the best deals
How to Prepare for Any Tax Sale
- 60 days before: Register on auction platforms, submit deposits, begin studying the state's tax code
- 30 days before: Obtain the delinquent property list from the county
- 14-21 days before: Research every property you're interested in — values, ownership, liens, location
- 7 days before: Set maximum bid amounts for each target property
- Sale day: Stick to your numbers. Don't let auction excitement push you over your limits.
For detailed preparation guides, see:
- Texas tax sale bidding strategy
- Due diligence checklist for tax sales
- Texas county directory (254 counties)
- Florida county directory (67 counties)
For researching properties before any sale, LienSuite provides scored tax-delinquent properties with owner information, delinquency history, and deal quality ratings across Texas and Florida counties.
Frequently Asked Questions
Which state has the most frequent tax sales?
Texas and Georgia both hold monthly sales on the first Tuesday of every month. This gives investors 12 opportunities per year. Most other states hold annual or semi-annual sales.
Can I invest in multiple states?
Yes, especially for online sales. Florida, Arizona, Indiana, and Colorado all offer online auctions that you can participate in from anywhere. In-person states like Texas require physical attendance.
What's the best state for beginners?
Florida is often recommended for beginners because: (1) sales are online, (2) tax lien certificates are simpler than tax deeds, (3) there's a guaranteed 5% minimum return, and (4) the 2-year redemption period gives you time to learn. See our Florida county directory to get started.
Do I need to be a resident of the state to invest?
No. Most states allow non-residents to purchase tax liens and tax deeds. Some states may require you to register a business entity or obtain a state-issued ID number.
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