How property taxes become delinquent in Missouri
In Missouri, real estate taxes for the year are generally due by December 31. Taxes that aren't paid by then become delinquent, and penalties, interest and costs start adding up. The unpaid taxes are a lien on the property itself — they stay with the house no matter who owns it or who was supposed to pay.
Houses fall behind on taxes for all kinds of reasons: an owner passes away and nobody is paying the bills, a family member loses a job, the mortgage is paid off so there's no longer an escrow account, or ownership is split among several heirs and everyone assumes someone else is handling it. Whatever the reason, the important thing is to act before the property reaches a tax sale.
How tax sales work in the St. Louis area
The process is not the same everywhere in our service area, so it matters where the house is located.
St. Louis County, St. Charles County and Jefferson County
These counties generally follow Missouri's delinquent-land-tax law in Chapter 140 of the Missouri statutes, sometimes called the Jones-Munger law. Under that law, the county collector holds an annual tax sale that begins on the fourth Monday in August, after publishing a list of delinquent properties and mailing notices to the owner of record. Properties are typically offered for sale once taxes have gone unpaid for several years. Depending on how many times the property has been offered and on the law in effect, the owner may have a limited period after the sale to redeem it by paying what's owed, and the buyer must give required notices before receiving a collector's deed. Missouri has amended these rules over the years, so check with the county collector for the current requirements.
City of St. Louis
The City of St. Louis handles delinquent properties differently, under Missouri's Municipal Land Reutilization Law. Rather than a simple annual auction, the city's Collector of Revenue brings a court action against delinquent properties, and properties that are not redeemed can be sold at a sheriff's sale. Properties that don't sell can go to the city's Land Reutilization Authority (LRA). Because the city process runs through the courts, the deadlines depend on where a particular property is in that process.
Know your dates. The collector's office for your county (or the City of St. Louis Collector of Revenue) can tell you how much is owed, whether the property is on a tax sale list, and the deadline to pay. Call them first if you think a sale may be coming.
Your options before a tax sale
Pay the taxes
Delinquent taxes, penalties, interest and costs can generally be paid to the collector any time before the property is sold. If you want to keep the house and can pay, this is the simplest path.
Sell the house and pay the taxes at closing
If you don't want to keep the property, selling it before the tax sale lets you pay off the back taxes from the sale proceeds and keep whatever equity is left. At closing, the title company typically pays the delinquent taxes directly to the collector, along with any mortgage or other liens.
Sell as-is to a direct buyer
Tax-delinquent houses often have other problems too — deferred repairs, a vacant building, or a clouded title. A traditional listing can take longer than the time you have left. A direct sale to a buyer like Messy Title STL can be quicker because there is no buyer financing to wait on and no repairs to make, although we can't promise to close before any particular sale date.
If the sale already happened
Don't assume it's over. Depending on the county, the type of sale and the timing, a former owner may still have a right to redeem the property, and if the property sold for more than the taxes and costs owed, the former owner may be entitled to claim the surplus within the time allowed by law. Contact the collector's office and consider talking with an attorney right away.
Back taxes on inherited and estate property
Many of the tax-delinquent houses we see belong to someone who has died. The taxes keep coming in the deceased owner's name, nobody opens mail at the house, and the property drifts toward a sale. If that sounds familiar, the tax problem and the title problem usually need to be solved together. Our pages on selling an inherited house and probate houses explain how ownership is sorted out so that someone has the authority to sell.
How Messy Title STL helps
When you contact us about a tax-delinquent house, we look up what is owed, check the title for other liens and ownership problems, and give you a straight answer about your options. If selling to us is a good fit, we buy as-is and the back taxes are paid at closing. If you would be better off paying the taxes and keeping the house, or listing it, we'll tell you that too.
We work with tax-delinquent houses throughout St. Louis City, St. Louis County, St. Charles County and Jefferson County. Send the free review form or call (314) 226-8616 as early as you can — time matters with tax sales.
This page is general information about how Missouri tax sales work, not legal advice. Tax sale laws change, and procedures differ between the City of St. Louis and the counties. Confirm deadlines and amounts with your collector's office and a Missouri attorney.
Frequently Asked Questions
Can I sell a house that has back taxes owed?
Yes. Back taxes are a lien on the property, and they are normally paid off at closing from the sale proceeds, just like a mortgage. You receive whatever is left after the taxes, liens and closing costs are paid.
Is it too late if my house is on the tax sale list?
Not necessarily. Delinquent taxes can generally be paid any time before the property is actually sold, and a sale of the house before that date would pay them off. The closer you are to the sale, the less room there is, so contact the collector and act quickly.
When is the tax sale in St. Louis County?
Under Missouri's Chapter 140, county collectors generally hold the annual delinquent land tax sale beginning on the fourth Monday in August. St. Charles County and Jefferson County follow the same general law. The City of St. Louis uses a different, court-based process. Check with the collector for exact dates and properties.
The taxes are behind on my late parent's house. Who is responsible?
The taxes are attached to the property, not to a particular heir. Until ownership is sorted out, the property is at risk if nobody pays. Heirs often choose to sell and pay the taxes from the proceeds, or one heir pays to protect the property while the estate is settled.
Will selling to you stop a tax sale?
If the sale of the house closes before the tax sale, the delinquent taxes are paid at closing and the property should come off the sale list. We can't guarantee closing before a particular date, because that depends on title and other factors, so it's important to reach out as early as possible.
Not legal advice. Messy Title STL is a real estate investment company. We are not a law firm, we are not attorneys, and we are not a title insurance company. Nothing on this website is legal, tax or financial advice. Every situation is different; for advice about your specific situation, talk with a Missouri-licensed attorney or tax professional.