Tax liens or back taxes.

First: don't panic

If you've gotten a notice about delinquent property taxes, your first instinct might be to freeze. That's normal. But here's the good news: Colorado has a structured process, and you have time to act before anything drastic happens.

The worst thing you can do is ignore it. The second worst thing is making a rushed decision without understanding your options. Let's make sure neither happens.

How property tax liens work in Colorado

Here's the timeline you're working with:

• January 1: Property taxes are assessed for the year.
• April 30 (first half) / June 15 (full or second half): Payment deadlines. Miss these and interest starts accruing.
• Late fall/winter: The county treasurer advertises delinquent taxes. A tax lien certificate is offered for sale to investors who pay your back taxes.
• 3 years after the lien sale: The lien holder can apply for a treasurer's deed — which transfers ownership of your property. This is the real deadline.

What you actually owe

Your total obligation includes the original delinquent taxes, plus interest (typically 9-12% annually in Colorado), plus any fees and advertising costs. Contact your county treasurer's office to get an exact payoff amount — this number changes monthly.

For Denver metro counties, you can usually find this information online through the county treasurer's website. If you need help navigating it, we're happy to walk you through it.

Your options

Option 1: Pay off the lien

If you have the cash or can borrow it, paying off the lien and getting current on taxes is the simplest path. Contact your county treasurer for the exact redemption amount. Some counties offer payment plans — ask about this.

Option 2: Refinance

If you have equity in the home, you may be able to refinance and use the proceeds to pay off the tax debt. This depends on your credit situation and current mortgage terms.

Option 3: Sell the property

If paying off the lien isn't feasible, selling the property protects your equity. Here's the math that matters: your home's value minus your mortgage minus the tax lien equals your equity. If that number is positive, selling puts cash in your pocket instead of letting the county take the property for just the tax amount.

We can close fast enough to beat any treasurer's deed deadline. We pay off the tax lien at closing, and you walk away with your remaining equity.

Option 4: Negotiate with the lien holder

In some cases, the investor who purchased your tax lien may be willing to negotiate. This is uncommon but worth exploring if you're close to the 3-year deadline.

What happens if you do nothing

We're not trying to scare you — but you need to understand the real consequences:

• After 3 years, the lien holder applies for a treasurer's deed.
• You receive a final notice and have a brief window to redeem.
• If you don't redeem, ownership transfers. You lose the property and all your equity — not just the amount of the tax lien.
• This is irreversible. A property worth $400,000 can be lost over a $5,000 tax lien.

How we help

• Free equity analysis: We'll tell you exactly what your home is worth, what's owed, and what you'd walk away with if you sold.
• We pay off the lien at closing: You don't need to come up with the tax money first.
• Fast close: If you're up against a deadline, we can close in as little as 7 days.
• No repairs needed: Tax lien situations often go hand-in-hand with deferred maintenance. We buy as-is.