Explore Macon County, Tennessee, Tax Redeemable Deed Auction for Investment Deals

Tax lien and deed investing in the United States varies greatly from one state to another. In Tennessee, counties sell redeemable tax deeds rather than tax lien certificates. If you purchase a property at the auction, you receive a deed that can be redeemed by the former owner during a statutory period. Should you want to invest in Macon County, Tennessee, this guide explains how and when the county holds tax sales, the rules for bidding, and why the region’s real estate market might interest investors.

What is a Tax Redeemable Deed?

A tax redeemable deed is a type of property sale where you win the property at a tax auction, but the original owner has a set period, called the redemption period, to pay back the overdue taxes, interest, and any allowed fees. If the owner pays within that time, they keep the property, and you get your money back plus interest. If they don’t pay before the deadline, you gain full ownership of the property free and clear of their rights

Quick Facts About Macon County’s Tax Sale

Item	Details
Tax Sale Type	Redeemable tax deed
Typical Sale Date	Varies. Macon County does not publish an annual calendar
Time of Auction	Usually mid‑morning or early afternoon.
Registration Required?	Yes. Registration is typically required. The 2014 notice required bidders to deposit 20 % of the sale price on the day of sale and allowed others to raise the bid within 10 days.
Registration Period	Not publicly specified. The county accepts registration until shortly before the auction starts.
Location of Auction	Macon County Courthouse (Macon County Justice Center) or Administrative Building in Lafayette.
Redemption Period	Generally, one year from the date the court confirms the sale for delinquent taxes of five years or less. The period shortens to 180 days if taxes are delinquent for more than five years, and as little as 30 days for vacant or abandoned property.
Bid Procedure	Auctions are conducted as public outcry sales. The starting bid generally equals the delinquent taxes, penalties, interest and court costs. Bidders should be aware that Tennessee law requires interest of 12 % per year on the purchase price if the property is redeemed
Deposit	20 % of the purchase price due at the sale (based on 2014 notice).
Who to Contact	Clerk and Master Kristin Reid
Where to Find Updates	Tax sale notices are published in the Macon County Chronicle newspaper and on the Tennessee public notice website. You can also check the county website or contact the clerk’s office.

Important Details About Macon County Tax Sales

Below are answers to practical questions investors often ask.

When and Where Are Sales Held?

Macon County does not follow a set yearly schedule. Sales happen when the Clerk and Master decides properties with unpaid taxes should be sold. Most auctions start around 10:00 a.m. or 2:00 p.m. at the courthouse or administrative building in Lafayette.

Registration

You must register before bidding. Bring identification, proof of funds, and be ready to sign a bidder’s agreement. Arriving at least one hour early is best. Historically, a 20% deposit has been required on the sale day.

Redemption Period

Standard – 1 year from court confirmation (for taxes owed less than 5 years)
Long-delinquent property – 180 days
Vacant or abandoned property – as short as 30 days

During this time, the owner can pay back what’s owed, plus 12% interest, and reclaim the property.

How the Auction Works

In-person bidding only – no online option currently.
Starting bids equal the taxes, penalties, interest, and court costs owed.
In past sales, bids could be increased (“upset”) by at least 10% within 10 days of the auction.
If you win, pay the 20% deposit immediately. The balance is due at closing.

Who Should I Contact?

The Clerk and Master is responsible for conducting tax sales in Macon County.

• Kristin Reid, Clerk and Master, Macon County Justice Center, Room 107, 906 Hwy 52 Bypass E, Lafayette, TN 37083.
• Phone 615‑666‑2000; Email [email protected]
  
• For general property tax inquiries, you can also contact Kimberly Parks, Macon County Trustee, at 201 Nature Trail Way Suite B, Lafayette, TN 37083, phone 615‑666‑3624
  

Fun Facts About Macon County, Tennessee

• History and Population – Macon County was formed in 1842 from portions of Smith and Sumner counties and is named for Revolutionary War veteran Nathaniel Macon. As of the 2020 census, the county’s population was 25,216

• County Seat – The county seat is Lafayette, which hosts the historic Macon County Courthouse. The area was historically known for mineral springs in the town of Red Boiling Springs, once a popular resort destination

• Location – The county is part of the Nashville‑Davidson–Murfreesboro–Franklin metropolitan statistical area, giving it proximity to Tennessee’s largest city.

Attractions and Economic Highlights

Popular Attractions

• Parks and Outdoor Recreation – Macon County offers opportunities for hiking, fishing and camping. The nearby Cordell Hull Lake provides water recreation, while local parks host community events.
  
• Historical Sites – Visitors can explore historic sites like Red Boiling Springs, which preserves early‑20th‑century mineral‑spring hotels.
  
• Festivals and Fairs – Small‑town fairs and festivals, such as the Macon County Fair in Lafayette, attract local residents and visitors with livestock shows, crafts and entertainment.
  

Transportation Infrastructure

• Roads – Macon County is served by State Route 52 and State Route 10, connecting residents to Nashville and Interstate 40.
  
• Airports – While there is no commercial airport in the county, Nashville International Airport is less than 65 miles away, providing access for business and leisure travelers.
  
• Public Transit – Rural transit options are limited; residents rely on private vehicles or regional shuttle services.
  

Economic Development

• Agriculture – The county’s economy has long relied on agriculture, particularly livestock and tobacco.
  
• Manufacturing – Small manufacturing operations provide employment opportunities.
  
• Tourism and Recreation – Historical tourism and outdoor recreation contribute to the local economy. Being part of the Nashville metro area allows residents to commute to jobs in manufacturing, healthcare and music industries.
  

Community Appeal

• Outdoor Activities – Residents enjoy fishing, hunting and hiking.
  
• Community Events – County fairs, parades, and seasonal festivals foster community spirit.
  
• Affordable Living – Housing remains relatively affordable compared to larger metropolitan counties.
  
• Education – The county invests in local schools and participates in state educational programs.
  

Why Invest in Macon County Tax Deeds?

High Returns with Manageable Risk

Investing in tax deeds can yield attractive returns. Because redeemers must pay 12 % interest per year, investors may earn a competitive yield. If the property is not redeemed, the purchaser may acquire real estate at a discount, potentially generating significant profit through resale or rental. Compared with stock market volatility, tax deeds offer a different risk profile, though investors must be prepared for legal procedures and possible property maintenance.

Auction Process and Bidding Strategy

How does bidding work in Macon County?
Bidding begins at the amount owed for taxes, interest and costs. Auctions are held in person; there is currently no online bidding. In the 2014 sale, the winning bid could be upset by 10 % within ten days, encouraging competitive bidding. To prepare:

• Research each property – Inspect the property (from the street) and review public records for liens and zoning restrictions.
  
• Set a budget – Decide your maximum bid based on comparable sales and potential value.
  
• Bring funds – The county may require a 20 % deposit on sale day; prepare cashier’s checks or cash.
  
• Understand redemption – Expect to wait up to one year before gaining full ownership, and plan for the possibility that the owner will redeem and you’ll collect interest instead.
  

Maximum Potential Returns

The property’s redemption can earn investors up to 12% per year If not redeemed, the investor acquires the property, which could be worth far more than the taxes paid. The actual return depends on the property’s market value and any liens or encumbrances.

Open to All Investors

Tennessee tax sales are open to both local and out‑of‑state investors. International investors may participate but should consult with legal counsel about U.S. tax obligations and property ownership regulations. There is no residency requirement for bidding.

Understanding the Macon County Tax Sale Process

1. Delinquent Taxes Identified – The county trustee submits a list of parcels that remain unpaid.
   
2. Chancery Court Orders a Sale – The clerk and master petitions the court to sell the properties for unpaid taxes.
   
3. Notice Published – The county publishes the sale notice in the local newspaper and on the public notice website.
   
4. Registration and Deposit – Bidders register at the courthouse and pay any required deposit (historically 20 %).
   
5. Auction Held – The auctioneer reads each parcel number and calls for bids. Bidders keep competing until someone places the highest bid.
   
6. Upset Period – In the 2014 sale, an upset period allowed any party to increase the bid by at least 10 % within ten days
   
7. Confirmation and Redemption – The court confirms the sale, and the buyer waits through the redemption period (one year or less).
   
8. Deed Issued – If unredeemed, the clerk and master issues a deed to the buyer.
   

Due Diligence: Why It Matters

What Does Due Diligence Involve?

• Title Search – Check for mortgages, liens and judgments that may survive the tax sale.
  
• Physical Inspection – Drive by the property to gauge its condition. Do not trespass.
  
• Zoning and Utilities – Investigate zoning restrictions, utility availability and environmental issues.
  
• Budget for Repairs – Many tax‑sale properties are neglected or vacant; plan for potential renovation costs.
  
• Understand Legal Process – Consult an attorney experienced in Tennessee tax sales to navigate legal filings and redemption statutes.
  

Risks of Skipping Due Diligence

Failure to perform due diligence can lead to costly surprises. A property may be landlocked, contaminated, or subject to code violations. There may also be liens that are not extinguished by a tax sale, such as municipal utility liens or IRS liens. Research reduces these risks and helps you bid confidently.

Buying Over‑the‑Counter (OTC) Deeds

Occasionally, parcels that do not sell at auction become available over the counter. Buyers can purchase these deeds directly from the county without competitive bidding. Benefits include:

• No bidding wars – You can acquire property at the minimum bid set by the county.
  
• Fixed interest – If the property is redeemed, you earn the statutory 12 % interest.
  
• Time to research – OTC lists allow you to evaluate properties at your pace.
  To explore OTC opportunities, contact the clerk and master’s office for unsold parcels
  

Why Macon County Is Attractive for Tax Deed Investors

• Affordable Real Estate – Property values in Macon County remain lower than in urban counties near Nashville. Investors can acquire land or homes at a fraction of metropolitan prices.
  
• Stable Population Growth – A steady population around 25,000 indicates demand for housing.
  
• Economic Diversity – Agriculture, manufacturing and proximity to the Nashville job market provide a diversified economic base.
  
• Legal Structure – Tennessee’s redeemable deed system gives investors the opportunity to earn 12 % interest and potentially acquire property free and clear if unredeemed.
  

Pro Tips

• Attend a Sale as an Observer – Visit a tax sale before bidding to understand the process.
  
• Network Locally – Get to know county officials and local real estate agents. They can provide insights about property values and upcoming sales.
  
• Budget for Legal Fees – Hire a local attorney to handle filings. You will spend modest legal costs compared to the potential pitfalls.
  
• Stay Patient – The redemption period can last up to a year. Plan your cash flow accordingly.
  
• Diversify – Spread your investments across multiple properties or counties to mitigate risk.
  

Frequently Asked Questions

Is there a list of Macon County tax-sale properties?

The county releases tax-sale property lists shortly before the auction. They are published in the Macon County Chronicle and on the Tennessee public notice site. Contact the clerk’s office to request the latest list.

Can out‑of‑state investors participate?

Yes. There is no residency requirement. Bidders must, however, appear in person or have a representative at the auction.

Do I need to pay the full amount on the sale day?

Typically, buyers pay only a deposit (historically 20%) on the sale day and must pay the balance at closing. Confirm current rules with the clerk’s office.

What happens if the property is redeemed?

If the former owner redeems during the redemption period, you will receive a refund of the purchase price plus 12 % interest. You do not obtain the property.

Are tax deeds guaranteed to be free of liens?

Not always. Some liens (e.g., IRS liens) may survive the tax sale. Conduct a title search and consult an attorney.

Can I live in the property during the redemption period?

No. You cannot take possession or make improvements until after the redemption period and court confirmation. Doing so risks losing money if the owner redeems.

What is the difference between tax liens and tax deeds?

A tax lien certificate gives the investor a lien on the property and a right to collect interest. In contrast, a redeemable tax deed transfers the deed subject to redemption. Tennessee uses the redeemable deed system.

Useful Link

• Tennessee Public Notice
• Macon County Chronicle
• Macon County Clerk and Master
• Macon County Trustee
• Why Tennessee Tax Sales Are a Smart Investment Choice
• Let’s talk about redeemable tax deeds and how you can profit from them!
• Discover Tax Deeds and how you can find property for as little as $50!

Conclusion

Macon County, Tennessee, offers investors the opportunity to acquire real estate through the state’s redeemable tax deed system. While the county does not publish a fixed schedule, auctions are held periodically at the Macon County Courthouse, and bidders can earn 12 % interest if the property is redeemed. With affordable real estate, a stable population and proximity to the Nashville metro area, Macon County provides a compelling environment for tax deed investing. However, success requires careful due diligence, knowledge of the redemption process and patience.

Interested in learning more about tax deed investing?

Explore new options in Macon County by visiting our Auction Calendar for tax-sale property listings. Whether you’re just getting started or looking to expand, our free resources will guide you. Need support along the way? Book a call to talk directly with an expert.

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