Turner v. Spera
1981Established that while notice must be strict, not every minor defect invalidates a sale if due process is substantially met.
VT
Vermont
Tax Deed
Vermont tax sales are municipal-level, in-person public auctions conducted by local tax collectors to recover delinquent property taxes. After a sale, the original owner retains a one-year redemption period to reclaim the property by paying the purchase price plus 1% monthly interest. If unredeemed, the winning bidder may obtain a tax collector's deed.
| Upcoming auctions | 0 |
| Counties covered | 14 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Tax lien (leads to deed)
- Redemption period
- 1 year
- Interest rate
- 1% per month
- Sale frequency
- Varies by municipality
- Minimum bid
- Taxes, penalties, and costs
- Deed type
- Tax collector's deed
- Min. delinquency
- > 1 year
Statutory framework
| Sale Type | Tax Lien |
| Redemption Period | Vermont provides a one-year redemption period following the date of the tax sale, during which the original owner, lienholder, or mortgagee may reclaim the property. |
| Penalty / Interest | During the one-year redemption period, the redemption amount accrues interest at a statutory rate of 1% per month (or fraction thereof) on the purchase price. |
| Jurisdiction Type | Municipality |
| Jurisdiction Count | 255 |
| Typical Sale Month | Varies by municipality |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Tax sales are conducted as in-person public auctions by local municipal tax collectors. Bidders must typically pay the full bid amount immediately or within a short timeframe. The minimum bid must cover all outstanding taxes, penalties, interest, and costs of the sale.
Post-sale obligations
The winning bidder does not take immediate possession. If the property is not redeemed within one year, the bidder may apply for a tax collector’s deed. The tax collector is responsible for notifying the delinquent taxpayer of the impending end of the redemption period.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Vermont tax deed purchase.
Estimated cost$4,000
Timeline6 mo.
Notable counties
Key Vermont counties for tax deed investors.
Burlington (Chittenden County)
High volume of properties due to urban density.
Rutland
Frequently cited in legislative discussions regarding tax sale litigation and reform.
Recent statutory changes
- Act 73 (2025) prohibits tax sales unless the taxpayer owes at least $1,500 in back taxes. Act 106 (2024) requires municipalities to offer delinquent taxpayers a reasonable repayment plan before initiating a tax sale.
How to bid at a Vermont tax deed auction
Step-by-step process for participating in Vermont tax deed sales.
- 1
Identify delinquent properties
Monitor local municipal notices for tax sale advertisements.
- 2
Conduct title research
Perform a title search to identify existing liens or encumbrances.
- 3
Verify notice compliance
Confirm the municipality has followed all statutory notice requirements.
- 4
Attend the auction
Appear in person at the time and place specified in the public notice.
- 5
Submit winning bid
Bid at least the minimum amount required to cover taxes, interest, and costs.
- 6
Pay the balance
Provide payment to the tax collector as required by the municipality.
- 7
Wait for redemption
Monitor the property for one year to see if the owner redeems.
- 8
Apply for deed
If unredeemed, apply for the tax collector's deed after the one-year period expires.
Applicable statutes
Primary statute sections governing tax deed sales in Vermont.
32 V.S.A. § 5252
Governs the levy, notice requirements, and securing of property for tax sales.
32 V.S.A. § 5260
Defines the one-year redemption period and interest rate.
32 V.S.A. § 5261
Outlines the issuance of the tax collector's deed after the redemption period.
Notable case law
Landmark court decisions affecting Vermont tax deed investors.
Hogaboom v. Jenkins
2014Emphasized the necessity of strict adherence to notice requirements to satisfy constitutional due process.
Frequently asked questions
Common questions from Vermont tax deed investors.
- The owner has one year from the sale date to pay the purchase price plus 1% monthly interest to the collector or town clerk.
- While not always mandatory, it is often required to obtain marketable title for future sale or title insurance.
- The primary risk is a challenge to the validity of the sale based on improper notice, which can void the deed.
- If the court finds a defect of jurisdictional magnitude in the notice or sale process, the sale may be set aside.
- They are in-person, local auctions managed by the town's delinquent tax collector.
- There is no statutory right to inspect; you must contact the municipality or owner for access.
How does Vermont's redemption period work?
Do I need a quiet title action?
What title risks should I know?
What happens if the owner challenges the sale?
How are auctions conducted?
Can I inspect properties before bidding?
Title Risk Flags
Failure to provide strict statutory notice can invalidate the sale. Contaminated land may include significant remediation expenses in the redemption cost. Tax collector's deeds may not extinguish state or federal tax liens.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.