Gasconade County, MO tax sales

County offices

County notes

• •Gasconade County runs one live certificate sale a year at the courthouse in Hermann under Chapter 140, the Jones-Munger process. The Collector's brochure names Chapter 140 as the governing authority, so this is not a Chapter 141 land trust county. There is no auction website: the Collector calls the parcels in person and buyers must attend.
• •Registration closes at the gavel, not weeks ahead. Collect your bidding number and sign the no-delinquent-taxes affidavit at the sale site before the 10:00 a.m. start.
• •Non-residents cannot bid directly. A bidder from outside Missouri must have an agent appointed and approved by the County Commission before the sale, so start that with the Collector's office well ahead of the August date.
• •This is a small sale. The published 2026 notice carried six parcels, five at first offering and one at second offering, with opening amounts of taxes and fees running from about $132 to about $744. Most were small platted lots in the Peaceful Valley Lake subdivisions. Expect a short session and thin inventory.
• •Redemption on a first or second offering runs one year from the date the certificate of purchase is issued. The owner of record or a holder of a publicly recorded deed of trust, mortgage, lease, lien or claim pays the bid amount less any surplus plus 10 percent annual interest, any subsequent years' taxes the holder paid plus 8 percent annual interest, and the redemption charge, recording cost and fees. Redemptions are by cash, cashier's check or money order only, no personal checks, and the office asks for at least 24 hours' notice plus about twenty minutes to process.
• •The deed timeline is where purchasers lose the lien. The Collector instructs first and second offering buyers to start the title search and the ninety-day notice mailings no sooner than March 1, and to finish the entire process no later than ninety days before the one-year anniversary of the sale. Notice goes to owners, occupants and every publicly recorded lienholder by both first class mail and certified mail requesting the recipient's signature, backed by a notarized affidavit filed with the Collector along with the paid title search and postal receipts. All accrued taxes must be paid first.
• •A third offering purchaser skips the one-year wait but must complete the title search and the first class and certified ninety-day notice mailings within 45 days of the purchase date.
• •Record the Collector's Deed with the Gasconade County Recorder of Deeds within eighteen months of the date on the certificate of purchase. Miss that window and the purchaser's lien on the property is lost.
• •Liens are not extinguished at the sale or during redemption, and the Collector gives no guarantee as to title, liens or encumbrances. The office states outright that every tax sale is a buyer beware situation, and warns that failing to follow the Chapter 140 procedures can cost the purchaser all interest in the property.
• •No tax statement is mailed to a certificate holder until the Collector's Deed is obtained and recorded. If you plan to pay subsequent taxes and earn the 8 percent on them, contact the Collector's office each year around December 1 to request the bills.
• •A certificate of purchase may be assigned, but only to a Missouri resident who is not delinquent on any taxes. The assignment must be notarized, presented to the Collector's office and recorded with the Gasconade County Recorder of Deeds. The office normally has a notary public available.
• •The office is open 8:00 a.m. to 4:30 p.m. Monday through Friday at 119 East First Street, Room 4 in Hermann. Reach Collector of Revenue Glenda Shockley or Deputy Collector Lisa Kleindienst at 573-486-2711, fax 573-486-4052.

Missouri rules

Max interest rate

10% per year, set by statute (bidding is on price)Missouri Revised Statutes 140.290 - Certificate of purchase, contents, fee, nonresidentsMo. Rev. Stat. 140.290Verified Aug 18, 2026

Minimum return

No statutory minimum return; what you earn is set by the price at the saleMissouri Revised Statutes 140.340 - Redemption, when, mannerMo. Rev. Stat. 140.340Verified Aug 18, 2026

Redemption

After a first or second offering sale, the owner and other interested parties hold an absolute right to redeem for one year, then a defeasible right that lasts until the purchaser actually acquires the deed. A purchaser must serve the 90 day notice of the right to redeem before the date on which the deed can be acquired, so the practical window usually runs past the one year mark. After a third offering sale, redemption runs 90 days, and the purchaser must give notice to recorded claimants within 45 days of the sale. After a post third offering sale, there is no redemption period and the deed issues immediately. Minors and incapacitated or disabled persons have a longer right, running five years from the last payment of taxes by that person or a predecessor. The right also ends if the certificate lapses because the purchaser failed to record the deed within 18 months.Missouri Revised Statutes 140.340 - Redemption, when, mannerMo. Rev. Stat. 140.340Verified Aug 18, 2026

Deed deposit

The winning bidder must pay the full amount of the bid to the collector immediately at the sale. Chapter 140 sets no advance bidder deposit and no balance due window. A bidder who fails to pay forfeits a penalty of 25 percent of the bid to the county school fund and the parcel is offered again at once as though no sale had been made. Counties running an online or registered sale may impose their own deposit and registration terms on top of the statute, so confirm them with the collector.Missouri Revised Statutes 140.250 - Third offering of delinquent lands and lots, redemption, subsequent sale, collector's deedMo. Rev. Stat. 140.250Verified Aug 18, 2026

Surplus proceeds

Any amount above the taxes and costs is surplus. The collector pays it into the county treasury, where the treasurer holds it in trust for the lesser of three years or 90 days after the redemption period expires. It is distributed first to the former lienholders of record in the priority their liens held on the date of the sale, then to the former owner. No distribution other than through the redemption process may occur until 90 days after the redemption period ends, and a claimant must file a written claim with the county commission within those 90 days, referencing the recorded lien it rests on. The county pays no interest on the fund. Anything still unclaimed at three years becomes the permanent school fund of the county.Missouri Revised Statutes 140.230 - Foreclosure sale surplus, deposited in treasury, escheats, proof of claimsMo. Rev. Stat. 140.230Verified Aug 18, 2026

Governing statute

Mo. Rev. Stat. Chapter 140Missouri Revised Statutes 140.150 - Lands, lots, mineral rights, and royalty interests subject to sale, whenMo. Rev. Stat. 140.150Verified Aug 18, 2026

A tax deed does not convey marketable title. Most buyers file a quiet title action before they can resell or insure the property. See the due diligence guide.

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