Washington County, Utah Tax Deed Sale Guide: Rules, Dates, Bidding, and Pro Tips

Introduction of the County and About This Article

Washington County is located in southwest Utah, with St. George serving as the county seat. The area has seen steady population growth and continued development, which has supported demand for housing and land. That growth is one reason many investors pay close attention to local tax deed sales.

This article explains how tax sales work in Washington County, Utah. You will learn when the sale is held, how bidding works, what rules apply, and where to find official updates. The goal is to give you a clear and practical overview so you can prepare with confidence.

What Is a Brief Overview of Washington County Tax Deed Investing

Washington County conducts tax deed sales rather than tax lien certificate sales. When property taxes go unpaid for a long enough period, the county has the right to sell the property itself at public auction. Investors bid on the property, not on an interest rate.

Because this is a tax deed sale, returns are not fixed. Your profit depends on how well you buy and what you do after the purchase. Investors focus on buying below market value and then reselling, renting, or holding the property long term.

Important Details

Fun Facts About Washington County

• Washington County is one of the fastest growing counties in Utah.
  
• St. George is known for year round outdoor recreation and mild winters.
  
• The county was established in the mid 1800s and named after George Washington.
  
• Tourism plays a major role due to nearby national parks and scenic areas.
  

Attractions and Economic Highlights

• Attractions include Zion area access, state parks, and desert recreation.
  
• Transportation is supported by Interstate 15 running through the county.
  
• St. George Regional Airport serves local and regional travel needs.
  
• Major industries include tourism, healthcare, construction, and services.
  

Why Washington County Is Ideal for Tax Deed Investors

• Population growth supports long term housing demand.
  
• Tax deed sales allow price based bidding rather than rate bidding.
  
• Investors can achieve high returns with a low risk investment approach.
  
• Entry prices can be lower than traditional real estate purchases.
  
• Utah tax deed rules are clear and consistent across counties.
  

Auction Process for Tax Deed Sales

Washington County uses a public auction format for tax deed sales. The county sets a minimum bid that covers unpaid taxes, penalties, interest, and fees. Bidders compete by offering a higher purchase price.

The auction format can change from year to year. Some sales are held in person, while others may be conducted online. The official notice always controls the final details, including time, place, and platform.

How the Auction Works

• Review the county tax sale list before auction day.
  
• Complete your property research and title review in advance.
  
• Register to bid as required by the county.
  
• In person bidders check in on sale morning to receive a bidder number.
  
• The auctioneer opens bidding at the minimum amount.
  
• Bids increase based on the announced increments.
  
• The highest bid is accepted, subject to county approval.
  
• Required payment is due according to county deadlines.
  

Maximum Potential Returns and Expected Returns

Washington County tax deed purchases do not offer a guaranteed interest rate. Your return depends on the purchase price, property condition, location, and your exit strategy. The best outcomes usually come from buying well below market value.

Costs such as title cleanup, recording fees, and holding expenses should always be part of your plan. Investors who succeed long term tend to skip most properties and bid only when the numbers and risks are clear.

Open to All Investors and Foreign Participation

Washington County tax deed sales are open to both local and non local investors. Registration is based on meeting the sale requirements, not residency. This means out of state and international buyers can participate.

Foreign investors should prepare early for payment logistics. Certified funds, wire transfers, or other approved payment methods are usually required within a short timeframe. Planning ahead avoids last minute issues.

Importance of Due Diligence in Washington County

What Due Diligence Entails

• Confirm the legal description and parcel boundaries.
  
• Verify physical and legal access to the property.
  
• Perform a title search for liens and easements.
  
• Check zoning and permitted use with the county.
  
• Review taxes, fees, and minimum bid requirements.
  
• Visit the property or hire local inspection help.
  

Risks of Skipping Due Diligence

• Buying land without access or usable frontage.
  
• Unexpected liens or restrictions affecting value.
  
• Long delays clearing title before resale.
  
• Overpaying for a property with limited demand.
  

Buying Over the Counter Properties in Washington County

If a property does not sell at the tax deed auction, it may be struck off to the county. These properties are not always available for immediate public purchase. The county decides how and when they may be resold.

Investors interested in these properties should monitor county surplus or resale notices. The official tax sale pages are the best source for current information.

Why Washington County Is a Top Choice for Tax Deed Investors

Economic and Tax Advantages

• Continued population growth supports housing demand.
  
• Tourism creates jobs and supports the local economy.
  
• Interstate access improves long term development prospects.
  

Real Estate Market Overview

Washington County has experienced strong demand for residential property over time. That demand can support resale strategies when properties are chosen carefully. Many tax sale parcels are land or special use properties, so understanding local buyer demand is key.

Conclusion

Washington County, Utah offers a structured tax deed sale process with clear rules and firm deadlines. Sales are typically held in late spring, and properties are sold to the highest bidder once minimum amounts are met.

Success here depends less on auction day and more on preparation. Investors who focus on research, access, title, and exit plans tend to perform better. When handled carefully, Washington County tax deed investing can offer strong investment potential with manageable risk.

Pro Tips

• Research many parcels but bid on very few.
  
• Treat lack of access as a serious warning sign.
  
• Track local sales near St. George for value guidance.
  
• Have certified funds ready before auction day.
  
• Remember that final sale approval comes after bidding.
  

Frequently Asked Questions

• Do I need to clear title before reselling a tax deed property?
  
• Can some liens survive a tax deed sale in Utah?
  
• Are tax deed purchases eligible for traditional financing?
  
• What happens if a property is occupied after purchase?
  
• Should I budget for repairs even if I cannot inspect inside?
  

Useful Links

Washington County Tax Sale Information
Washington County Clerk Auditor Office
Utah State Tax Sale Statutes
General Tax Deed Investing Education Resources

Need a Hand?

If you want guidance with Washington County tax deed investing, help is available. Support can include property review, bidding strategy, and due diligence planning. Use our free resources to build your knowledge and check the Auction Calendar for upcoming opportunities. If you want direct help, book a call to discuss your goals and next steps.

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About Dustin Hahn

Dustin Hahn is a Tax Lien & Deed investor with over 22 years of experience and hundreds of deals under his belt. He created Tax Lien School.com to help you buy Tax Deeds up to 90% off mortgage free and earn up to 36% ROI with Tax Liens. This site was voted the “Most Useful Resource” for new investors. Dustin’s YouTube Channel is the #1 Channel on Tax Liens & Deeds with over 98,000 Subscribers and 3600 videos to help you start. “The Best Time To Start Real Estate Investing Was 20 Years Ago, The Second Best Time Is TODAY!”

20+yrs

5–10deals/mo

2009TLS founded