Skip the Competition: How to Win Tax Deed Properties in Kittitas County

If you’re looking for affordable real estate opportunities in Washington, Kittitas County might just be the right place. With tax deed sales happening every year, investors have a real chance to buy property below market value. But it’s important to understand how the process works and what to expect.

Tax Sales in Washington State – Quick Overview

Washington is a tax deed state. That means when property owners don’t pay their taxes, the county eventually sells the actual property—not just a lien on it. If you win the auction, you get full ownership (but there may still be risks, which we’ll cover below).

Washington counties handle their own tax sales, so dates and rules can vary by location. In Kittitas County, the Treasurer’s Office manages the tax foreclosure process.

Kittitas County Tax Sale Quick Facts

Detail	Information
Tax Sale Type	Tax Deed Sale
Sale Date	Typically in November
Redemption Period	No redemption after sale (except for minors/incompetents)
Interest Rate	Not applicable (tax deed, not lien)
Bid Procedure	Premium Bid (starts at total taxes + costs)
Deposit Required	Usually 10% deposit on Bid4Assets
Auction Platform	Public Surplus
Official Info Page	Kittitas Foreclosure Page
County Website	Kittitas County
Treasurer’s Office	Treasurer Site

Why People Invest in Kittitas County Tax Deeds

• Low entry cost: Properties often start at just the amount of unpaid taxes
• Online Auctions: Easy to access and open to out-of-state and international investors
• Good resale potential: Property values in areas like Cle Elum are growing
• Wide variety of properties: From land parcels to mountain homes

But like any investment, there are risks. Buyers should always do their research before bidding.

Fun Facts About Washington State

• Population: Around 7.8 million people
• No state income tax – which makes it attractive to investors
• Property tax history: Washington collects taxes at the county level, and foreclosures happen after three years of unpaid taxes
• Home to tech giants like Microsoft and Amazon, fueling strong economic growth

Kittitas County Real Estate Highlights

Wide Range of Properties: You’ll find everything from budget-friendly land to luxury retreats
Recent Listings: Some lots in Vantage go for under $200,000, while homes in Cle Elum can top $1.5 million
New Construction Growth: Master-planned communities are expanding, especially around Suncadia and Cle Elum
Environmental Risks: 33% of properties are in flood zones, and about 98% have some wildfire risk. Always check the property’s location and zoning before you buy

Local Attractions and Economy

Popular Attractions
Scenic drives, hiking trails, fishing spots, ski resorts, and historical sites

Transportation
I-90 passes through the county, connecting it to Seattle and eastern Washington.
Ellensburg has a small airport, and Seattle-Tacoma International is a couple of hours away.

Key Industries
Agriculture, tourism, construction, and outdoor recreation are major parts of the local economy.

What Makes Washington Tax Deed Investing Worthwhile?

High Returns with Low Risk
Buying tax deed properties can result in high returns, especially when bought below market value. There’s no interest rate involved like with liens—you get the property itself.

Simple Bidding Process
The auction follows a premium bid method. Bidding starts at the total owed (taxes + penalties + costs). The highest bidder wins. No redemption applies unless the prior owner was a minor or legally incompetent.

Maximum Profit Potential
If you purchase carefully and do your research, you can gain full ownership of valuable property. Reselling or renting these properties can bring strong returns.

Open to All Investors
Anyone can participate in Kittitas County’s auction—including out-of-state and foreign investors.

Understanding the Auction Process

1. Property becomes 3 years delinquent
2. Certificate of Delinquency is filed
3. Title search and legal notice are done
4. Auction announced and published
5. Online auction happens (usually in November)
6. Highest bidder pays in full
7. County issues a tax deed
8. Buyer assumes ownership—no title insurance guaranteed

Do Your Homework Before Bidding

Before investing, always do the following:

• Visit the property if possible
• Check for local zoning and building restrictions
• Look for any active utility or community association dues
• Understand that title insurance may be hard to get for up to 10 years
• Research environmental risks like flooding or wildfire

Buying Over-the-Counter (OTC) in Washington

After the auction, unsold properties may be available over the counter. These are sold directly by the county, often without a bidding war.

Benefits of OTC purchases:

• No competition
• Fixed pricing
• Immediate sale after application and payment

Check the Kittitas County Treasurer’s website to find out if OTC properties are available.

Why Washington is a Top Pick for Investors

Tax Advantages
Washington has no state income tax and a fairly predictable property tax process.

Real Estate Market
While home prices are rising, rural counties like Kittitas still offer affordable deals—making it easier to enter the market.

Conclusion

Kittitas County is a smart choice for investors who want to explore tax deed sales in Washington. The area offers great value, online access to auctions, and real growth potential. Just be sure to do your due diligence before you bid.

Pro Tips for Kittitas County Tax Sales

• Sign up early on Public Surplus
• Download the foreclosure info sheet from the Treasurer’s website
• Visit the property in person if you can
• Check environmental risk maps
• Always read the auction terms before placing a bid

Frequently Asked Questions

Can I get title insurance right away?
Not usually. Some title companies wait 3–10 years after a tax deed sale.

Are there any hidden fees?
You’ll pay a 5% buyer’s premium on most auctions, plus any fees the auction site charges.

Do I need to live in Washington to buy?
No. Anyone can bid, even if they live out of state or internationally.

Is financing available?
No. You must pay in full, usually within a few days of winning.

Useful Links

• Kittitas County Treasurer’s Office
• Foreclosure Information Page
• Public Surplus Auction Site
• County Homepage
• 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! 

Get Ready for the Next Auction

Check our auction calendar to find upcoming tax sales. If you’re new to tax sales or have questions, book a call with an expert today. You can also explore our free resources for helpful tips on making smart investment choices

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