How to Win Big at the Thurston County, Washington Tax Deed Auction

Want one shot to grab real estate without chasing deals all year? Thurston County gives you that chance every January.

If property taxes aren’t paid for three years—for example, 2021 taxes not paid through 2024—the county starts foreclosure. After that, there’s no payment plan. The full amount must be paid, or the property goes up for auction.

The auction is held online at Bid4Assets. A few weeks before the sale, a list is posted showing parcel numbers, property info, and minimum bids. To join, you’ll need to:

• Register on the site
• Pay a $1,000 deposit
• Pay a $35 registration fee

Bidding starts at the amount owed in taxes, interest, penalties, and fees. The highest bidder wins. Add a 5% buyer’s premium, and be sure to pay the full amount electronically. If not, your deposit is lost.

When payment is done, you’ll get a Treasurer’s Deed. But remember, it’s sold as-is—no title insurance, no inspections, and no guarantees. So do your homework before the auction. Check the title, look for other liens, and confirm the property details.

If a property isn’t sold, it may go into the county’s tax title inventory and could be sold again later.

Important Details About Thurston County Tax Deed Sales

Detail	Description
Tax Sale Type	Tax Deed Sale
Typical Sale Date	January
Redemption Period	No redemption once foreclosure begins
Interest Rate	Not applicable (Washington is not a tax lien state)
Bid Procedure	Premium bid (highest bid wins)
Deposit	$1,000 deposit + $35 registration fee
Auction Website	Bid4Assets
County Website	Thurston County
Treasurer Contact	Thurston County Treasurer’s Office

A Quick Look at Washington State Tax Deed Investing

Washington is a tax deed state. That means when property owners don’t pay their property taxes, counties can foreclose and sell the property at auction. Buyers receive full ownership (with risks), not just a lien. While this type of investment doesn’t offer interest rates as tax liens do, the potential return comes from buying real estate at a low price.

Why Washington (and Thurston County) Stands Out for Investors

• Annual sales provide focused opportunities for buyers
• Online auctions allow easy access—no need to travel
• No redemption period after foreclosure starts, which simplifies things
• Wide mix of properties, including rural lots, residential homes, and land

Fun Facts About Washington and Thurston County

• Thurston County is home to over 300,000 people, with Olympia as both the county seat and the state capital.
• The area is growing fast—housing demand is increasing steadily
• Olympia is rich in history, home to the Washington State Capitol Building and Mima Mounds, a natural mystery
• Real estate buyers should be aware: that about 13% of the county is at high flood risk, and 74% is at some risk of wildfire
• Popular cities like Lacey, Tumwater, and Olympia are full of trails, schools, and amenities that attract both families and retirees

Attractions and Economic Highlights

Popular Attractions

• Museums, historical sites, parks, and waterfronts
• Theaters and seasonal festivals

Transportation

• Connected by Interstate 5
• Public bus systems through Intercity Transit
• Access to regional rail and nearby airports

Economic Development

• Key industries: government, healthcare, education, tech, and sustainable agriculture
• Home to many small businesses and startups

Community Appeal

• A paradise for nature lovers: hiking, fishing, biking, and bird-watching
• Eco-tourism and green living are a big part of the culture

What Makes Thurston County Tax Deed Sales a Smart Investment?

High Returns with Low Risk

While you won’t earn interest like in lien states, you might get a great deal on real property—often at below-market prices. That’s where the profit potential comes in.

Auction Process for Tax Deed Sales

• Takes place online through Bid4Assets
• You register, deposit, and then bid
• Winning bids must be paid electronically within the given timeline
• Winning bidder gets a Treasurer’s Deed

Open to All Investors

Whether you live in Washington, another state, or even outside the U.S., you can participate. You just need to follow the rules and register ahead of time.

The Auction Step-by-Step

1. Watch for the list of available properties on the Treasurer’s site
2. Register at Bid4Assets
3. Submit the $1,000 deposit and $35 registration fee
4. Bid online during the auction days
5. If you win, pay electronically (including the 5% buyer premium)
6. Receive the deed from the county

Important Reminder: Do Your Research

You’re buying as-is, with no refunds and no warranties. That’s why due diligence matters. Before you bid, check:

• Title History
• Property condition (if you can visit)
• Any liens or zoning issues
• Location and access to roads or services

Skipping this could lead to problems later, like costly repairs or properties that aren’t usable.

Buying Over-the-Counter (OTC) in Thurston County

If no one buys a property at auction, it may end up on the tax title inventory. These can sometimes be purchased later without bidding wars.

OTC Benefits

• No bidding competition
• Known price and terms
• More time for research

Why Washington is a Top Pick for Tax Deed Investors

Economic and Tax Advantages

• Strong economy driven by tech, trade, and clean energy
• No state income tax
• The growing population supports strong real estate demand

Real Estate Market

Thurston County’s housing market is stable with steady appreciation. Olympia, Lacey, and Tumwater offer diverse property types from single-family homes to rural lots.

Conclusion

If you’re ready to start building your real estate portfolio with tax deed investing, Thurston County is a solid place to start. The process is open, online, and simple to follow—but it does require homework. Take the time to research each property, understand the risks, and move fast when the auction opens.

Pro Tips

• Visit the property if possible, or at least view it via satellite maps
• Don’t assume it’s ready to move in—budget for repairs or legal costs
• Always check for IRS liens, utility bills, or other unpaid debts
• Set your max bid and stick to it

Frequently Asked Questions

Q: Can I visit the properties before buying?
A: Yes, but stay on public property. Do not trespass.

Q: Do I get a clear title with the deed?
A: No. You may need to do a quiet title action to get title insurance.

Q: Can out-of-state or foreign buyers participate?
A: Yes. The auction is open to anyone who registers and follows the rules.

Q: What happens if I don’t pay after winning a bid?
A: You lose your deposit and may be banned from future auctions.

Useful Links

• Thurston County Tax Sale Info
• Auction Site – Bid4Assets
• Tax Title Property List
• Foreclosure FAQs PDF
• Investing in Washington Tax Sales
• Let’s talk about Tax deeds and how you can profit from them!
• Discover Tax Deeds and how you can find property for as little as $50! 

Take Action Now

Check out our Auction Calendar for more upcoming Auctions. If you’re new to tax sales or need help, schedule a call with us, and we will guide you through the process. You can also explore our free resources for helpful tips, and start your journey toward bright property investments today.

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