Caledonia County, VT tax sales

Local offices

County notes

• •Caledonia County holds no tax sale. Its towns, including St. Johnsbury, Lyndon, Hardwick, Danville, Burke, Barnet, Ryegate, Groton, Peacham, Walden, Waterford, Sheffield, Sutton, Newark, Kirby, Stannard and Wheelock, each sell through their own collector on their own date.
• •Hardwick: the town set a public auction for September 24, 2026, from 10:00 a.m., at the office of the Hardwick Town Clerk, on the third floor of the Memorial Building, 20 Church Street. The parcel list appears in the notice of tax sale posted on the town website.
• •Hardwick's September 2026 notice listed eight parcels with 2024/2025 taxes due; a September 17, 2026 update on the town site says four of them (parcels 2, 3, 6 and 8) had paid and were no longer part of the sale.
• •Hardwick taxes not paid by May 10 are delinquent and carry an 8 percent penalty plus 1 percent a month interest.
• •Barnet: Collector of Delinquent Tax Jeremy Roberts, (802) 473-2132, PO Box 97, Passumpsic, VT 05861. The town website publishes no current sale list; ask the collector for the list and date.
• •Ryegate: the Treasurer, Cheryl Slayton, serves as interim Collector of Delinquent Taxes, (802) 584-3880, 18 South Bayley Hazen Road, East Ryegate, VT 05042. Taxes become delinquent October 11.
• •St. Johnsbury: the Town Clerk and Treasurer is at the Pomerleau Building, 51 Depot Square, Suite 3, 802-748-3926. The town site names no separate collector of delinquent taxes, so ask that office who handles tax sales.
• •Lyndon: the Town Clerk, Dawn Dwyer, takes delinquent tax inquiries, (802) 626-5785, 119 Park Avenue, PO Box 167, Lyndonville, VT 05851.
• •Burke: Town Clerk's office, (802) 467-3717, 212 School Street, West Burke, VT 05871.
• •For the other towns, each sale list appears in the notice of sale in the local newspaper and at the town clerk's or collector's office. Confirm the date, list and payment terms with the town before bidding.

Vermont rules

Redemption

The owner, a lienholder or a mortgagee, or their representatives or assigns, may redeem within one year from the day of sale by paying or tendering to the collector who made the sale (or to the town clerk if the collector has died or left town) the sum for which the land was sold plus 1 percent a month, with a part month counted as a full month. The money is paid over to the buyer on demand and no deed is made. Between 90 and 120 days before the year ends the collector must send the owner, by certified mail, and post a warning stating the date redemption ends and the amount due. If no one redeems, the collector executes a deed to the buyer.32 V.S.A. § 5260, redemption within one year from the day of sale at 1 percent a month or fraction on the sum for which the land was sold; notice 90 to 120 days before the end32 V.S.A. § 5260Verified Sep 27, 2026

Deed deposit

No statute sets a deposit or registration requirement. The statutory return form records the sale as made 'for cash' to the highest bidder (§ 5255). Each town sets its own payment terms; read them in the town's notice.32 V.S.A. § 5252, collector's warrant and levy on real estate: $1,500 and more-than-one-year delinquency threshold, repayment-plan offer, recording, advertising and mailed notice32 V.S.A. § 5252Verified Sep 27, 2026

Surplus proceeds

On a parcel that is not redeemed, the part of the winning bid above the taxes, costs and fees goes to the former owner, not the buyer. No statute says so: §§ 5251 to 5263 are silent, and 2024 Act 106, 2025 Act 73 and 2026 Act 170 did not add a rule. The rule comes from the Vermont Supreme Court. In Bogie v. Town of Barnet, 129 Vt. 46 (1970), the court held that a town cannot take property at tax sale, sell it and keep the proceeds, and in Ran-Mar, Inc. v. Town of Berlin, 2006 VT 117, 181 Vt. 26, it confirmed that excess proceeds paid by a private investor at a tax sale must be paid over to the taxpayer when the taxpayer does not redeem and the property transfers, as the legislature's Act 106 Working Group reported. What is paid over is the excess sale proceeds, not the property's full equity; the working group was asked whether owners should recoup that equity, and as of the 2026 session no change has been enacted. If the property is redeemed, the whole sale price, overbid included, comes back to the buyer with interest (§ 5260(a)). A buyer's return on an unredeemed parcel is the property, never the overbid. By comparison, a sale on distraint of personal property returns the balance to the taxpayer by statute (§ 5193), and in a court foreclosure of the tax lien the commissioner disposes of any residue with the court's approval (§ 5061(b)). Ask the town how it holds and pays over the excess before bidding.Report of the Act 106 Working Group on Vermont's Abatement and Tax Sale Processes (Tax Sales and Tax Abatement), reporting Bogie v. Town of Barnet, 129 Vt. 46 (1970), and Ran-Mar, Inc. v. Town of Berlin, 2006 VT 117, 181 Vt. 26, on excess tax-sale proceedsVerified Sep 28, 2026

Governing statute

32 V.S.A. § 525232 V.S.A. § 5252, collector's warrant and levy on real estate: $1,500 and more-than-one-year delinquency threshold, repayment-plan offer, recording, advertising and mailed notice32 V.S.A. § 5252Verified Sep 27, 2026

What the deed conveys: The collector's deed conveys title against the person whose tax it was sold for and those claiming under that person (§ 5261). The tax is a first lien ahead of mortgages and other encumbrances (§ 5061(a)), and mortgagees and lienholders of record receive notice of the sale and may redeem. An action to recover land from a tax-deed grantee who holds a recorded deed, has been in continuous open possession and has paid the taxes must be brought within one year after it accrues (§ 5263), and a taxpayer's challenge to the collector's acts must be brought within one year from the levy (§ 5294). Real estate sold for unpaid PERSONAL property tax is sold subject to homestead rights and all existing liens and encumbrances (§ 5257). No statute gives the buyer possession during the redemption year.32 V.S.A. § 5263, one-year limit on actions to recover land from a tax-deed grantee in open possession who has paid the taxes32 V.S.A. § 5263Verified Sep 27, 2026 See the due diligence guide.

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