Tax Deed
Utah is a tax deed state where counties sell properties at public auction in May or June after four years of tax delinquency. The winning bidder receives a tax deed, but there is no post-sale redemption period. Because tax deeds are not warranty deeds, purchasers should conduct thorough due diligence and consider quiet title actions.
| Upcoming auctions | 0 |
| Counties covered | 29 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
| Sale Type | Tax Deed |
| Redemption Period | Utah is a tax deed state with no post-sale redemption period. The right to redeem property expires at 10:00 a.m. on the date of the tax sale. |
| Penalty / Interest | The penalty is the greater of 2.5% of the delinquent tax amount or $10.00 per parcel, reduced to 1% or $10.00 if paid by January 31. Interest is charged at 6% above the federal funds rate target as of January 1 following the delinquency. |
| Jurisdiction Type | County |
| Jurisdiction Count | 29 |
| Typical Sale Month | May or June |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Auctions are administered by the County Auditor and vary by county, with many transitioning to online platforms like Public Surplus or Bid4Assets. Bidders often must pre-register and provide a deposit. The minimum bid must cover all delinquent taxes, penalties, interest, and administrative costs. Payment is typically required in cash or certified funds immediately upon the conclusion of the auction.
The winning bidder receives a tax deed after the sale is ratified by the county legislative body. The purchaser assumes all ownership responsibilities, including maintenance, immediately upon recording the deed. No redemption notification is required. Purchasers assume the risk of title defects as tax deeds are not warranty deeds.
Estimate attorney and court costs for clearing title after a Utah tax deed purchase.
Key Utah counties for tax deed investors.
Salt Lake County
Features a high volume of properties and utilizes established online procedures.
Utah County
Frequently utilizes online auction platforms and provides detailed, accessible tax sale results.
Step-by-step process for participating in Utah tax deed sales.
Research delinquent properties
Review the county's tax sale listing published four weeks before the auction.
Perform due diligence
Conduct title searches and physical inspections, as properties are sold as-is.
Register as bidder
Complete the required county registration forms and submit any necessary deposits.
Submit auction bids
Participate in the auction and submit bids that meet the minimum required amount.
Pay winning bid
Provide the full payment in cash or certified funds immediately upon the conclusion of the auction.
Record tax deed
Wait for the county to ratify the sale and issue the tax deed, which will then be recorded by the county recorder.
Primary statute sections governing tax deed sales in Utah.
Utah Code § 59-2-1343
Defines the criteria for properties to be included in the tax sale.
Utah Code § 59-2-1346
Establishes that redemption must occur before the tax sale.
Utah Code § 59-2-1351.1
Governs the conduct of the sale, acceptable bids, and the issuance of tax deeds.
Landmark court decisions affecting Utah tax deed investors.
The Utah Supreme Court held that due process requires actual notice of a tax sale to interested parties; constructive notice is insufficient, and sales lacking proper notice may be challenged even after statutory limitations periods.
A U.S. Supreme Court case holding that a government may not keep the surplus value of a property sold at a tax sale beyond the amount of the tax debt.
Common questions from Utah tax deed investors.
Tax deeds are not warranty deeds and do not guarantee clear title. Sales may be set aside if constitutional due process regarding notice is not followed. Properties may also carry undisclosed environmental contamination risks.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.