Union County sits in western Kentucky along the Ohio River, with Morganfield as the county seat. It is a rural county with a small population and a local tax sale process run through the Union County Clerk. This guide explains how Union County, Kentucky tax sales work, what investors can expect, where updates are posted, and what steps matter before you buy. The goal is to give you a clear county level guide based on Union County and Kentucky source material.

What is Union County’s tax sale?

Union County sells certificates of delinquency, not tax deeds. That means investors are buying the county’s tax lien claim on unpaid real property taxes. The property owner keeps title unless the lien is later enforced through the legal collection process. Kentucky treats these as tax lien certificate sales, and Union County follows that system through the County Clerk.

Important Details

Item	Union County Details
Tax Sale Type	Tax lien certificates called Certificates of Delinquency
Typical Sale Date	Usually held in September of the year after taxes are due
Auction Time	10:00 a.m. Central Time
Location / Auction Site	Union County Courthouse area in Morganfield. Confirm exact room with the Clerk
Registration Required	Yes. Third party purchasers must register before the sale
Registration Start and End	County updates usually post about one month before sale. State forms are due at least 10 days before sale
Redemption Period	Owner may redeem. Buyer usually cannot start foreclosure until after one year
Interest Rate	12% simple annual interest
Bid Procedure	Random buyer order with lot based certificate selection
Deposit	25% of listed certificate value for submitted purchase lists

Fun Facts About the County

• Union County’s 2020 Census population was 13,668. The latest Census estimate shows a smaller population than that base.

• The county seat is Morganfield. Union County was formed in 1811.

• The county is known for farming and coal production. The county home page says both are major parts of its economy.

• Union County sits in Kentucky’s western coal field region near the Ohio River.

Attractions & Economic Highlights

• Higginson Henry Wildlife Management Area has hiking, horseback trails, lakes, fishing, hunting, and camping.

• Moffit Lake Recreational Area adds more outdoor appeal for local travel and weekend use.

• U.S. 60 and KY 56 are major road links in the county.

• Farming, coal, manufacturing, and local business growth all matter in the county economy.

Why This County is Ideal for Tax Lien Investors

• Union County uses a Kentucky tax lien certificate system with a published county process.

• The state rate of 12% simple interest is stronger than many savings products.

• Smaller rural counties can be easier to screen than huge metro lists.

• State tax lien opportunities here may fit investors who want lower price points and less crowd pressure.

• It can be a low risk investment only when the buyer checks title issues, property use, and resale demand first.

Auction Process for Tax Lien Sales

Union County is part of Kentucky’s certificate of delinquency system. After unpaid bills move from the sheriff to the county clerk, the county sets a sale date, advertises the list, and registers buyers. The county site says the clerk page is updated about one month before the sale, while state rules require the list to be posted at least 30 days before the sale date.

How the Auction Works

Maximum Potential Returns and Expected Returns on Union County Tax Lien Certificates

Kentucky certificates of delinquency earn 12% simple annual interest on the certificate amount. That is the basic expected yield if the owner redeems. Added fees can also raise the total payoff collected, though exact recovery depends on timing, notices, and the collection path.

The big limit is time and property quality. A weak parcel with access issues, flood exposure, or title trouble can turn a good interest rate into a poor deal. In Union County, the best results usually come from liens on usable homesites, occupied houses, or land with clear resale demand.

Open to All Investors / Foreign Investor Participation

Kentucky allows third party purchasers to register and buy certificates of delinquency if they meet the state and county requirements. The rules are not limited to county residents. The state registration system is built around buyer qualifications and purchase thresholds, not local residency.

That means out of state and foreign investors can take part, but they still need to follow the same paperwork, deadline, and payment rules. In practice, remote buyers should be extra careful with due diligence, because rural parcels can have access, occupancy, or resale issues that do not show up from a tax list alone.

Importance of Due Diligence in Union County Tax Lien Investing

What Due Diligence Entails

• Check the parcel on county GIS or property records.

• Review whether the property is land, a home, commercial space, or a problem parcel.

• Confirm access, flood concerns, and road frontage.

• Search for bankruptcy, probate, or legal issues.

• Estimate resale demand in Morganfield, Sturgis, Uniontown, and nearby rural areas.

Risks of Skipping Due Diligence

• You may buy a lien on unusable land.

• The property may have little market demand.

• Foreclosure can cost more than expected.

• Other legal issues can slow collection.

• A strong rate does not fix a bad property.

Why Union County is a Top Choice for Tax Lien Investors

Economic and Tax Advantages

• Published county sale schedule and clear clerk contact help buyers plan.

• Kentucky law gives a known statewide framework for liens, fees, notices, and sale procedure.

• Union County’s smaller size can help investors screen each certificate more closely.

Real Estate Market Overview

Union County is rural, which cuts both ways. Entry prices may be lower than in larger markets, but buyer demand can also be thinner. That makes parcel selection more important here than in a major city county. In my view, Union County fits investors who want to be picky and patient, not buyers who plan to chase volume.

Conclusion

Union County, Kentucky runs a tax lien certificate sale through the County Clerk. The county says the sale is usually in September. Its latest public posting shows 10:00 a.m. Central Time for the next listed sale and notes that updates are posted before the event. Kentucky law adds the larger framework, including the 10 day registration window, random buyer order, lot based selection, and 12% simple annual interest.

For investors, the best part is the clear state system. The hard part is choosing the right property backed lien. Do your research. Check the parcel. Check the market. Check the legal path. That is what turns a tax lien purchase into smart investing.

Pro Tips

• Focus first on parcels near Morganfield and other active communities where resale is easier.

• Do not chase every lien. In rural counties, one good certificate can beat ten weak ones.

• Call the Clerk before the sale week and ask where final updates will be posted.

• Watch for last minute removals because owners can pay right before the sale.

• Build a nearby county group on your site for internal linking. Webster, Henderson, Crittenden, and Union work well together.

FAQs for Union County Tax Lien Certificates

Useful Links

• Kentucky Tax Lien Sales: Investing in High-Interest Tax Liens
• Tax Lien Certificates Explained: A Comprehensive Overview
• Step-by-Step Guide to Beginner Tax Lien Investing

Need a Hand?

If you want help sorting through Union County tax lien deals, comparing nearby Kentucky counties, or building a better due diligence process, check our free resources, review the Auction Calendar, or book a call for one on one help. A good tax lien deal starts with good research, and that part is worth getting right

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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