What Is Cass County’s Tax Lien Sale?

Missouri counties sell tax liens when property taxes go unpaid for two or more years. Cass County follows Chapter 140 of the Missouri Revised Statutes and holds a live auction at the courthouse on the fourth Monday in August at 10 a.m. The sale is not a mortgage foreclosure but a method for collecting delinquent taxes. Buyers purchase a tax lien, documented with a Certificate of Purchase, and may later apply for a deed if the owner does not redeem the lien.

Important Details

Fun Facts About Cass County

• Origins: Cass County was organized on March 3, 1835, first called Van Buren County and renamed in 1849 for U.S. Senator Lewis Cass. The county seat is Harrisonville.
• Population: The U.S. Census estimates the county’s population at 113,873 in 2024.
• Agriculture: Production agriculture contributes about $140 million annually, with 76 % from crops and 24 % from livestock.
• Historical Sites: The area includes museums such as the Cass County Historical Society in Harrisonville and the Belton City Hall Museum.

Attractions & Economic Highlights

• Historic Sites: Visit the Cass County Historical Society museum, Belton City Hall Museum, and the Burnt District Museum to learn about local history.
• Parks and Events: Pleasant Hill hosts the Cass County Fair every July with tractor pulls, motorsports, and a carnival.
• Transportation: Major highways include Interstate 49/US 71, Missouri Routes 2, 7, 5, 8, and 291, which provide convenient access to Kansas City and surrounding regions.
• Economy: Agriculture plays a big role; 95 % of farms are family owned, and Cass County ranks 41st in Missouri for the market value of agricultural products. Other key sectors include health care, retail trade, and manufacturing.

Why Cass County Is Ideal for Tax Lien Investors

• High Returns: Missouri law allows purchasers to earn 10 % interest on the delinquent tax amount and 8 % on subsequent taxes. These rates can be higher than many fixed-income investments.
• Low Risk: Investors buy a tax lien, not the property, so there is no immediate ownership responsibility. The county guarantees repayment of the lien plus interest if the owner redeems.
• Predictable Schedule: The sale occurs on the fourth Monday in August each year, giving investors time to plan.
• Accessible Auction: Registration is open to Missouri residents and out‑of‑state investors who appoint a local agent and file a jurisdiction consent.

Auction Process for Cass County Tax Lien Sales

Cass County’s sale follows a live auction format. The Collector acts as the auctioneer and proceeds through the list of parcels.

How the Auction Works in Cass County Tax Lien Sale

Redemption and Deed Application

• Certificate of Purchase (COP): Buyers receive a COP, which documents the lien. This certificate must be surrendered upon redemption or when applying for a deed.
• Redemption Period: For first and second offerings, the owner or any person with a recorded interest can redeem the property within one year from the sale date. For third offerings, the redemption period is 90 days from the date notification letters are mailed.
• Interest Earned: During redemption, the redeemer must pay the bid amount plus 10 % annual interest on the back taxes and 8 % on subsequent taxes paid by the purchaser.
• Steps to Obtain a Deed: To secure a deed after the redemption period, the purchaser must conduct a title search, send notifications to interested parties at least 90 days before the deed deadline, and satisfy all Chapter 140 requirements. The Collector issues a deed only after these steps are complete.

Maximum Potential Returns and Expected Returns

Missouri’s fixed interest rates create attractive potential returns. Investors earn 10 % annual interest on the delinquent tax portion, which can yield a solid return when the redemption occurs within a year. Additional taxes paid by the purchaser accrue at 8 % annually. If the owner redeems quickly, the investor receives the interest sooner. If redemption does not occur, investors can eventually obtain the property, though they must pay for a title search and notifications. Returns vary by bid amount, redemption timing, and subsequent taxes paid.

Open to All Investors / Foreign Investor Participation

Cass County welcomes both Missouri residents and out‑of‑state investors. Bidders must be at least 18 and cannot owe delinquent taxes in Missouri. Out‑of‑state investors must appoint a Cass County resident as their agent and file a consent to Cass County circuit court jurisdiction. Missouri business entities registered with the Secretary of State may bid without an agent but must inform the Collector. These rules make the sale accessible to international investors who are willing to appoint a local agent, providing global investment opportunities.

Importance of Due Diligence in Cass County Tax Lien Investing

Investors must research properties before bidding. The county advises buyers to consult attorneys and title professionals because liens, easements, hazardous conditions, and other issues may remain after the sale. Due diligence reduces risk and helps investors make informed decisions.

What Due Diligence Entails

• Property Inspection: Visit the property to assess location and condition.
• Minimum Bid Analysis: Check the advertised minimum bid and compare it with potential returns.
• Liens and Encumbrances: Research recorded and unrecorded interests such as mortgages, mechanic’s liens or easements.
• Title Insurance and Quiet Title: Understand that obtaining title insurance may require a quiet title action; costs and time should be considered.
• Environmental Risks: Investigate possible contamination or other site issues.

Risks of Skipping Due Diligence

• Hidden Liens: Unpaid municipal bills, special assessments, or private liens may survive the tax sale and remain the buyer’s responsibility.
• Legal Costs: Failing to follow the redemption notification process can prevent issuance of a deed and may result in litigation.
• Occupancy Issues: Taking possession or making improvements before a deed is issued can lead to trespassing charges.
• Environmental Hazards: Unknown contamination can lead to costly clean‑up and liability.

Why Cass County Is a Top Choice for Tax Lien Investors

Economic and Tax Advantages

• Strategic Location: The county’s proximity to Kansas City and major highways like I‑49/US 71 offers access to urban markets and job centers.
• Agricultural Strength: With crops and livestock generating over $140 million annually, the local economy has stable agricultural roots.
• Predictable Auctions: The sale occurs on a known date each year, with clear procedures and fixed interest rates.

Real Estate Market Overview

Property values in Cass County remain affordable compared with metropolitan areas, yet the county benefits from growth in Kansas City’s suburbs. Demand for housing and industrial space has increased as residents seek more space outside the city. This blend of affordability and growth makes the tax lien auction an appealing entry point into the real estate market.

Conclusion

Cass County’s delinquent tax lien auction provides investors with an opportunity to earn high returns while helping the county recover unpaid taxes. Sales occur annually on the fourth Monday of August at 10 a.m., and investors must pre‑register. The process is governed by Missouri law and includes a one‑year redemption period for first and second offerings, with a 90‑day period for third offerings. Interest rates of 10 % on delinquent taxes and 8 % on subsequent taxes create competitive yields. However, success requires careful due diligence to uncover liens, environmental issues, and title requirements. By understanding the rules and researching properties, investors can make smart, low‑risk investments in Cass County.

Pro Tips

• Register Early: Registration opens one week before the auction and closes the Friday before the sale at noon. Plan to register early to avoid delays.
• Bring Multiple Payment Options: Payment is due by 2 p.m.; cash or cashier’s checks avoid credit card fees.
• Stay Informed: Watch the county website for the published list of properties and review three consecutive weeks of newspaper notices.
• Appoint a Reliable Agent: Out‑of‑state investors must appoint a local agent and file consent forms before bidding.
• Track Subsequent Taxes: Keep receipts for any subsequent taxes you pay, as these are reimbursable with 8 % interest upon redemption.

FAQs for Cass County Tax Liens

Useful Links

• Cass County Collector – Official Site – auction notices and registration details.
• 2026 Cass County Tax Sale Information (PDF) – detailed rules and bidding procedures.
• Missouri Revised Statutes § 140.340 – state law covering redemption and interest rates.
• Cass County History – historical background.
• Cass County Historical Society – local museums and historic sites.

Need a Hand?

Investing in tax liens can be rewarding but requires preparation. Feel free to explore our free resources and consult the Auction Calendar for upcoming dates. If you have questions or want one-on-one guidance, book a call with us. More information and tools are available through our online investment resources. Learn more and start your investment journey with confidence.

Sign up or log in to view the full content.

Free help available

Get a Tax Deed in the next 30 days

Need a hand on your first deal at up to 90% off? Book a free call and we’ll guide you step by step.

Auction
Calendar Book a free
call Free
resources

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