Tyler v. Hennepin County
2023U.S. Supreme Court case holding that keeping surplus equity after a tax sale violates the Takings Clause; this prompted Colorado's 2024 legislative reforms.
CO
Colorado
Tax Deed
Colorado tax lien auctions are annual, county-administered online events where investors bid premiums on delinquent tax liens. The mechanism is a lien purchase, not a property sale. The key differentiator is the 2024 reform requiring a secondary public auction for a treasurer's deed, ensuring fair market value and compliance with constitutional surplus requirements.
| Upcoming auctions | 0 |
| Counties covered | 64 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Tax lien
- Redemption period
- 3 years
- Sale frequency
- Annual
- Interest rate
- 9% + Fed Discount Rate
- Minimum bid
- Taxes + interest + fees
- Deed type
- Treasurer's Deed
- Bidder deposit
- Varies by county
Statutory framework
| Sale Type | Tax Lien |
| Redemption Period | The statutory redemption period is three years from the date of the tax lien sale. The property owner or any person with a legal or equitable claim may redeem the property at any time before the county treasurer issues a treasurer's deed. |
| Penalty / Interest | The interest rate is set annually by the Colorado Banking Commission at nine percentage points above the federal discount rate as of September 1 of the year of the sale. This rate remains constant for the life of the certificate and applies only to the face amount of the lien. |
| Jurisdiction Type | County |
| Jurisdiction Count | 64 |
| Typical Sale Month | October or November |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Tax lien auctions are primarily conducted online via platforms like SRI/ZeusAuction, GovEase, or RealAuction. Bidders must pre-register, often providing a W-9 and a deposit. The minimum bid is the amount of delinquent taxes, interest, and fees. Winning bids are typically paid via ACH debit.
Post-sale obligations
Investors do not take possession of the property upon purchase. If the lien is not redeemed after three years, the investor may apply for a treasurer's deed, which now requires a public auction to ensure fair market value. Investors have no right to enter or maintain the property prior to obtaining a deed.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Colorado tax deed purchase.
Estimated cost$2,500
Timeline9 mo.
Notable counties
Key Colorado counties for tax deed investors.
Denver County
High volume, major urban center.
El Paso County
Significant volume, active investor market.
Weld County
Frequently cited for clear procedural documentation.
Recent statutory changes
- HB24-1056 (Effective July 1, 2024) reformed the treasurer's deed process, requiring the option for a deed to be sold at a public auction to ensure fair market value.
How to bid at a Colorado tax deed auction
Step-by-step process for participating in Colorado tax deed sales.
- 1
Research the catalog
Review the list of delinquent properties published by the county treasurer.
- 2
Register with the county
Complete the required online registration and provide necessary tax/banking information.
- 3
Submit required deposit
If the specific county requires a deposit, ensure it is submitted by the deadline.
- 4
Place bids
Submit premium bids on desired liens during the auction window.
- 5
Pay the balance
Ensure sufficient funds are available for the automatic ACH debit of winning bids.
Applicable statutes
Primary statute sections governing tax deed sales in Colorado.
C.R.S. § 39-11-101
Governs the sale of tax liens at public auction.
C.R.S. § 39-11.5-102
Governs the application for a public auction of a certificate of option for a treasurer's deed.
C.R.S. § 39-12-103
Governs the redemption of real property and interest rates.
Notable case law
Landmark court decisions affecting Colorado tax deed investors.
Frequently asked questions
Common questions from Colorado tax deed investors.
- The owner has 3 years from the sale date to pay the lien, interest, and fees.
- While not strictly required by law to hold the deed, it is standard practice to make the title insurable for future sale or financing.
- Treasurer's deeds carry no warranty of title, and title companies often refuse to insure them without a quiet title decree.
- Challenges to a tax deed must generally be brought within 5 years of issuance.
- They are primarily online auctions where bidders compete by paying a premium over the tax amount.
- No, investors have no legal right to enter or inspect the property; doing so is trespassing.
How does the redemption period work?
Do I need a quiet title action?
What title risks exist?
What if the owner challenges the sale?
How are auctions conducted?
Can I inspect properties?
Title Risk Flags
Sales are strictly 'buyer beware' with no warranty of title. Premium bids are non-refundable and do not earn interest. Standard title insurance is often unavailable without a quiet title action.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.