Washington County sits on the east side of the Twin Cities metro in Minnesota. It includes cities like Woodbury, Cottage Grove, and the river town of Stillwater. This guide explains how Washington County tax forfeited land sales work. You will learn when auctions happen, how to register, what to expect at the sale, and how to use these tax deed opportunities in a clear and safe way.

What is Washington County tax lien or tax deed investing

Minnesota no longer sells tax lien certificates. Instead, Washington County sells tax forfeited land. For investors this works like a tax deed sale. The redemption period has already passed. Buyers bid for full ownership at the auction, subject to state and county rules. You purchase the property itself rather than an interest rate return.

Important Details

Item	Summary
Tax Sale Type	Tax forfeited land sold as tax deed style auctions
Typical Sale Date	Set by county board, often late fall or winter
Redemption Period	Three years before forfeiture, none after sale
Interest Rate	No interest. Deed sale based on full ownership
Bid Procedure	Public auction. Highest bid over minimum wins
Deposit	Full payment on purchases ten thousand or less. Ten percent down if higher
Key Links	Tax forfeited land page and parcel listings

Fun facts about Washington County

• Washington County is the fifth most populated county in Minnesota with steady growth.
  
• Stillwater is the county seat and one of the oldest towns in the state.
  
• Woodbury is the largest city in the county and one of the fastest growing suburbs in the region.
  
• The county’s early economy centered on logging along the Saint Croix River before shifting to farms and suburban life.
  

Attractions and economic highlights

• Attractions
  
  • Saint Croix River valley, Stillwater riverfront, William O Brien State Park, and the Gateway State Trail.
    
• Transportation
  
  • Convenient access to Saint Paul and Minneapolis through Interstate 94 and major state highways.
    
• Economy
  
  • Strong base in health care, manufacturing, retail, and service industries.
    
• Community
  
  • A mix of suburb living, small towns, parks, lakes, and outdoor recreation.
    

Why this county is ideal for tax lien or tax deed investors

• Population growth helps create stable demand for land and housing.
  
• Local jobs in health care, manufacturing, and retail support a steady real estate market.
  
• Many tax forfeited parcels include vacant land that works well for new building plans.
  
• Smart investors can aim for high returns and low risk investment choices by focusing on discount pricing and strong due diligence.
  

Auction process for tax lien or deed sales in Washington County

Washington County runs public auctions for tax forfeited land. The county posts a sale notice, parcel list, and terms of sale before each auction. Most auctions take place at the Washington County Government Center in Stillwater. Start times often fall in the early afternoon Central Time.

There is no online bidding and no absentee bidding. You must attend in person to bid.

When are Washington County tax sales held

• The county does not follow one fixed date.
  
• Auctions occur when enough forfeited parcels are ready for sale.
  
• Many recent auctions have taken place late in the year.
  
• The county website provides the next official sale date and parcel list.
  

How the Auction Works

Parcels not sold at the auction can be bought later over the counter at the basic sale price.

Maximum potential returns and expected returns on Washington County tax deed purchases

Tax forfeited land in Washington County does not pay interest like a tax lien. Your return comes from the price difference between what you pay and what the property is worth. Many buyers focus on vacant lots or redevelopment parcels near growing suburbs such as Woodbury, Cottage Grove, or Forest Lake.

Returns rise when you buy at or near the minimum bid and later sell the property to a builder or hold until land values rise. Extra closing fees are small compared to property value. Expected returns vary based on location, access, site conditions, and market demand. Careful parcel selection and clear exit plans help support strong results.

Open to all investors and foreign investor participation

Minnesota tax forfeited land sales do not have residency requirements for bidders. Adults and legal entities can participate if they meet county rules. You cannot bid if you owe delinquent taxes on parcels within the county. Some positions in government also limit participation.

Foreign investors can buy at these sales. Many use local banks, attorneys, or closing agents to support payment, inspections, and future resale. A local real estate professional can help with checking zoning, utilities, and market value.

Importance of due diligence in Washington County tax deed investing

Washington County sells all parcels as is. The county does not guarantee access, condition, or allowed uses. You must research each parcel before bidding. This step protects your investment and helps you plan your exit strategy.

What due diligence entails

• Review the parcel list, photos, maps, and terms of sale.
  
• Check county GIS maps and aerial images for access, slopes, wetlands, and nearby uses.
  
• Contact the city or township for building rules, utility access, and pending assessments.
  
• Visit the site or hire a local inspector to confirm access and conditions.
  
• Ask a title company or attorney for guidance on clearing title for resale.
  

Risks of skipping due diligence

• You may buy land without public road access.
  
• A parcel may sit in a wetland or area not suited for building.
  
• Old special assessments could reduce your overall return.
  
• Clearing title later may cost more money and slow your resale.
  
• Skipping research can turn a good opportunity into extra work.
  

Buying over the counter in Washington County

Washington County offers over the counter sales for parcels not sold during the main auction.

How to purchase over the counter

If a parcel does not sell at auction, it becomes available for purchase at the basic sale price. You can buy it directly through the Property Records and Taxpayer Services office. After a set period, the county may move to a later auction if parcels remain unsold.

Benefits of over the counter purchases

• No competition from other bidders.
  
• More time to review parcels and plan your purchase.
  
• Chance to find overlooked parcels that still match your goals.
  

Why Washington County is a top choice for tax deed investors

Economic and tax advantages

• Steady job growth across health care, manufacturing, and service industries.
  
• Growing population supports long term land and housing demand.
  
• Clear state rules create a stable environment for tax forfeited land sales.
  
• Unsold parcels remain available after the auction, creating extra chances to invest.
  

Real estate market overview

Washington County includes strong suburbs, smaller towns, and areas near major rivers. Growth near interstate routes supports new home construction and commercial projects. Infill lots appear in older areas, while rural land still exists in the north and south parts of the county. This gives investors many choices and price ranges.

Conclusion

Washington County offers clear and simple tax forfeited land auctions that work like tax deed sales. The redemption period has already ended, so buyers focus on full ownership rather than interest income. The county provides public notices, parcel lists, and set terms that help investors prepare.

The best results come from research and planning. Check access, land use rules, and fees. Match each parcel to a clear plan. Strong due diligence and smart bidding help turn Washington County tax deed sales into a solid investment path.

Pro tips

• Look for parcels near existing utilities and paved roads to keep development simple.
  
• Study parcel maps to avoid steep slopes or wetlands.
  
• Contact each city or township for local rules and planned improvements.
  
• Set a limit for each parcel and follow your plan during the auction.
  
• After purchase, act quickly on cleanup, marketing, and title steps.
  

Frequently asked questions

Useful links

• How to Maximize Your Investment with Minnesota Tax Deeds
• The Ultimate Guide to Tax Deeds: What You Need to Know
• Tax Deed Investing 101: How to Buy Property for Just $50!

Need a Hand

If you want help with Washington County tax deed investing, you do not need to figure it out alone. You can learn more through our free resources and track upcoming auctions through the Auction Calendar. When you want personal support, book a call and we can walk through the best steps for your goals.

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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