Sullivan County, TN Tax Sales: A Complete Guide for Buyers

Sullivan County, Tennessee, holds tax sales to recover unpaid property taxes. When property owners fail to pay, the county auctions off these properties to collect what is owed. If you’re interested in bidding, this guide will help you navigate the process from registration to ownership.

How Sullivan County Tax Sales Work

Tax sales in Sullivan County follow a structured process, ensuring fair bidding and legal confirmation. Here’s what you need to know before participating.

Check out our Auction Calendar for scheduled auctions

• In-Person Auctions Only – Tax sales take place at designated locations, such as the MeadowView Convention Center.

• Property Listings – The Clerk and Master’s website and local newspapers publish available properties before the auction. Listings include the parcel number, property address, and total amount due.

• Starting Bids – The auction begins at the total amount due, which includes unpaid taxes, interest, and court fees.

• Bidding Process – Buyers place bids in person. The highest bid wins, but the Chancery Court must confirm all sales.

• Payment Deadline – Winning bidders must pay in full immediately using cash, money order, or a certified check. No partial payments are accepted.

• Redemption Period – The previous owner has up to one year from the confirmation date to reclaim the property by paying all owed amounts, including penalties and interest.

• Deed Transfer – If the owner does not reclaim the property within the redemption period, the county issues a tax deed to the buyer.

• Title Clearance – Some properties require a quiet title action before they can be resold or developed.

How to Participate in Sullivan County Tax Sales

If you’re planning to bid, follow these steps to ensure you’re prepared for the auction.

1. Review Property Listings – Find available properties in the newspaper and on the Clerk and Master’s website. Research tax records, liens, and property details before bidding.
2. Inspect Properties – Visit the area, check tax maps, and confirm property details. Interior inspections are not allowed.
3. Attend the Auction – Arrive at the designated location on the auction date with valid identification and an acceptable payment method.
4. Register to Bid – Sign up before the auction begins. A bidder number is required to place offers. Some counties require a deposit to participate.
5. Start Bidding – Compete with other buyers. The highest bid must meet or exceed the starting amount set by the county.
6. Complete Payment – Pay the full amount immediately at the auction. Failure to do so cancels the sale.
7. Obtain Court Approval – The Chancery Court must approve all sales before ownership is finalized. Buyers should monitor court filings for updates.
8. Monitor the Redemption Period – The previous owner has up to one year to reclaim the property by paying all owed amounts, including penalties and interest.
9. Check for Additional Liens – Research any outstanding liens beyond delinquent property taxes. Buyers may be responsible for clearing these debts.
10. Receive the Deed – If the owner does not reclaim the property, the county issues a tax deed to the buyer. Buyers should file the deed with the county register of deeds.
11. File for a Quiet Title – If necessary, file a quiet title action to clear ownership issues and ensure the property is marketable for resale or development.
12. Comply with Local Codes – Verify zoning restrictions, building codes, and land-use regulations before making improvements or reselling the property.

What Happens After Winning a Property?

Winning a property at a tax sale comes with responsibilities. Buyers must be aware of legal steps and financial obligations.

• Pay the Full Amount Immediately – Sullivan County requires full payment at the auction. No payment plans are available.

• Redemption Period Applies – The previous owner has one year to reclaim the property by paying overdue taxes, penalties, and court costs.

• Legal Steps May Be Required – Buyers should consider filing a quiet title action to establish legal ownership.

• Evictions May Be Necessary – If the property is occupied, the buyer must follow Tennessee’s legal eviction process.

• Confirm Property Liabilities – Some properties may have unpaid utility bills or other liens that the buyer must clear.

• Title Insurance May Require Legal Work – Buyers may need to complete additional legal steps to obtain title insurance.

• Property Maintenance Responsibilities Begin – Buyers must maintain the property and ensure it meets local codes after the redemption period expires.

• Ownership Transfer Must Be Filed – Buyers should register the deed with the Sullivan County Register of Deeds Office.

• Assess Long-Term Costs – Repairs, property taxes, and legal fees may apply before the property is ready for resale or occupancy.

• Understand Market Conditions – Research property values, rental potential, and resale demand before investing in tax sale properties.

Important Things to Know Before Bidding

Before placing a bid, make sure you’re fully aware of the risks and responsibilities that come with purchasing a tax-delinquent property.

1. All Sales Are Final – Refunds are not available once a bid is placed.
2. Properties Sell ‘As-Is’ – The county does not guarantee property condition, title status, or legal access.
3. Check for Liens – Some properties may have additional debts beyond delinquent taxes.
4. Extra Fees May Apply – Buyers may have to pay court costs, legal fees, and title clearing expenses.
5. Research Is Essential – Verify ownership, condition, and any legal concerns before bidding.
6. Winning a Property Does Not Mean Immediate Ownership – The redemption period must expire before full control is granted.
7. Legal Advice Is Recommended – A real estate attorney can help with title issues and legal requirements.
8. Future Tax Payments Are Required – Buyers must pay property taxes going forward to keep ownership.
9. Check Neighborhood Factors – Research property values, local infrastructure, and restrictions before bidding.
10. Be Prepared for Additional Costs – Some properties may require repairs, legal fees, or back utility payments.
11. Secure Insurance and Permits – Buyers should obtain insurance and necessary permits before making improvements.
12. Understand Long-Term Plans – Whether holding, flipping, or renting, buyers should have a clear investment strategy.

Useful Links

• Auction Calendar
• 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! 

Get Ready for the Next Auction!

Your next big opportunity is here! Browse our auction calendar, get ready for upcoming sales, and start planning your bids. Need expert guidance? Book a call today and you can also access our free resources for smarter investing!

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