Vermont tax sale FAQ

Does Vermont sell tax liens or tax deeds?

Redeemable deeds. The town or city collector of taxes sells the delinquent property at public auction, and the buyer receives a collector's deed only if no one redeems within one year. Vermont sells no tax lien certificates.32 V.S.A. § 5261, collector's deed to the purchaser after the redemption period passes32 V.S.A. § 5261Verified Sep 27, 2026

What does the buyer earn if the property is redeemed?

The full sale price back, plus 1 percent a month from the day of sale, with a part month counted as a full month. Because redemption must come within a year, a redeemed parcel returns at most about 12 percent of the price. Interest runs on the whole price, including any amount bid above the taxes.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

How long is the redemption period in Vermont?

One year from the day of sale. The owner, a mortgagee or a lienholder may redeem by paying the collector. Between 90 and 120 days before the year ends, the collector must warn the owner of the deadline and the amount due.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

When can a Vermont town hold a tax sale?

Only after the owner owes at least $1,500, has been delinquent for more than one year, and has been offered a written repayment plan. From July 1, 2026 a smaller debt qualifies if the parcel has no year-round dwelling and is not a declared homestead. No statute fixes a sale month; each town sets its own date.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

Where are Vermont tax sales advertised?

In a newspaper circulating near the town, three weeks in a row with the last notice at least 10 days before the sale, and in a posted notice in a public place in the town. The levy is also recorded in the town clerk's land records. No state office publishes a calendar.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

What happens to a bid above the taxes owed?

If the property is redeemed, the buyer gets the whole price back with interest. If it is not redeemed, the excess over the taxes, costs and fees goes to the former owner, not the buyer. No statute says so, but the Vermont Supreme Court has held that excess proceeds from a private buyer at tax sale must be paid over to the taxpayer (Ran-Mar, Inc. v. Town of Berlin, 2006 VT 117, 181 Vt. 26).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

Can I buy Vermont tax sale property over the counter?

No. If no one bids the taxes and costs, the town may buy the parcel at the sale, subject to the same one-year redemption. Any later sale by the town is an ordinary sale of town property.32 V.S.A. § 5259, the town may buy at its own sale when no bid equals the tax and costs32 V.S.A. § 5259Verified Sep 27, 2026

Ready to act on these rules? Follow how to buy Vermont redeemable tax deeds for the registration, bidding, and post-sale sequence in order.