Tax Delinquency in Arlington County: A Homeowner’s Guide to Avoiding Judicial Sale

If you have received a “Judicial Sale Notice” or a legal summons from the Arlington County Treasurer or TACS (Taxing Authority Consulting Services), you are in a critical situation.

In Arlington County, there is no “tax lien” that you can pay back later. The county uses a legal process called a Judicial Sale to seize and auction your home to the highest bidder. Once the Arlington Circuit Court confirms the sale, your ownership is gone forever.

This guide is designed to help homeowners in Arlington—from Clarendon to Crystal City and Shirlington—understand the foreclosure timeline, the “2-Year” trigger, and how to sell your house to save your equity before the court intervenes.

The Arlington County Tax Sale: How It Works

Arlington County does not sell tax certificates. Instead, the Treasurer hires a private law firm (TACS) to file a lawsuit against your property in the Circuit Court.

The “Bill in Equity” Process If your taxes remain unpaid, the court appoints a “Special Commissioner” to sell your real estate at a public auction.

  • The Auction: These are often held online or live at the Arlington County Courthouse (1425 N. Courthouse Rd).
  • The “Confirmation” Rule: The high bid must be confirmed by a Circuit Court judge.
  • The End of the Line: Unlike Maryland, where you have 6+ months to fix it, you have virtually NO right of redemption after the court confirms the sale.

Important Contact Information & Links

To manage your tax situation effectively, use these official resources:

  • Check Your Tax Balance: Arlington Customer Assessment & Payment Portal (CAPP) (View your real-time balance).
  • The Collection Law Firm (TACS): Arlington County outsources the legal foreclosure process to TACS. You will likely need to deal with them directly for a legal payoff quote.
  • Arlington County Treasurer’s Office:
    • Address: 2100 Clarendon Blvd, Suite 215, Arlington, VA 22201.
    • Phone: (703) 228-4000.
    • Email: treasurer@arlingtonva.us

The Timeline: When Does the County Take Action?

1. The Trigger (2 Years Delinquent) Under Virginia Code, the county can initiate the judicial sale process once taxes are delinquent on December 31st of the second year following the due date.

  • Example: If you missed your 2023 tax bill, your property becomes eligible for judicial sale starting January 1, 2026.

2. The 30-Day Final Notice Before filing the lawsuit, the Treasurer sends a final notice giving you 30 days to pay in full or enter into a payment agreement. Do not ignore this letter. It is your last chance to resolve the debt without expensive legal fees.

3. The Lawsuit (Litigation) If you don’t pay, TACS files a suit in the Arlington Circuit Court. You will be served a summons. From this point on, you are responsible for paying the county’s attorney fees, which can add $2,500+ to your debt instantly.

4. The Auction Auctions are advertised in local papers (like the Sun Gazette) and online. If your house is listed here, you are in the final stage.

The High Cost of Waiting

Arlington County real estate is valuable, and the penalties for delinquency are steep.

  • Late Payment Penalty: 10% of the tax balance (or $10, whichever is greater).
  • Interest: 10% annual interest on the unpaid balance.
  • Legal & Court Costs: Once TACS is involved, you pay for the title search, the newspaper ads, and the lawyer’s hourly rate.

Your Options: Keep It or Sell It?

Option 1: Redeem BEFORE the Auction (Keep It) You have the right to “redeem” your property at any time before the auction commences.

  • Strict Deadline: You must pay the full judgment amount (Taxes + Interest + Legal Fees) by 5:00 PM the day before the sale.
  • Payment Plans: The Treasurer may allow a payment plan (maximum 72 months), but if the property is already in the judicial sale pipeline, they often require a significant down payment (25%).

Option 2: Sell the House (Save Your Equity) If you cannot afford the lump sum to stop the auction, selling the house yourself is the only guaranteed way to protect your equity.

We Buy Arlington Homes Fast.

  • We Stop the Auction: We can submit a contract to TACS, which often pauses the court proceedings to allow the sale to close.
  • We Pay the Judgment: At closing, the title company pays off Arlington County and TACS directly.
  • You Keep the Rest: Even if the house has issues (hoarding, deferred maintenance), we buy it as-is. In a high-value market like Arlington, this could mean walking away with hundreds of thousands of dollars instead of $0.

How Consistent Homebuyers Helps Arlington Homeowners

We are local to Northern Virginia and understand the nuances of the Arlington market.

  • We Buy As-Is: From condos in Rosslyn to older single-family homes in East Falls Church, we buy properties in any condition.
  • Speed: If your auction date is weeks away, we can move fast. We have the cash and the title partners to close in as little as 7 days.
  • Privacy: We handle the sale discreetly, so you don’t have to put a “For Sale” sign in the yard or host open houses.

Don’t wait until the gavel falls. Once the court confirms the sale, it is too late.

Frequently Asked Questions

Can I get my house back after the auction in Arlington? No. Virginia is not a “redemption” state like Maryland. Once the Circuit Court confirms the high bid (typically 15-30 days after the auction), the property is transferred to the new owner, and your rights are extinguished.

Does Arlington County offer tax relief for seniors? Yes. Arlington has a Real Estate Tax Relief Program for residents over 65 or permanently disabled with limited income/assets. However, this relief must be applied for annually and does not automatically stop a judicial sale for past-due years.

What happens if the house sells for more than the taxes owed? If the house sells at auction for a “surplus,” that money is held by the Circuit Court. You must file a petition to claim it. However, legal fees and “high bid premiums” can eat into this amount. Selling the house yourself before the auction ensures you get the maximum equity.

Need a Hand with the Logistics?

Dealing with court orders and attorney fees is confusing. If you are struggling to understand your “Redemption Amount” or want to know exactly what your home is worth today, we are here to support you.

Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm or financial institution. We do not provide legal or tax advice. We recommend all clients consult with their own legal counsel or tax professional regarding their specific situation.

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Stop The Judicial Sale. Save Your Equity. If you have received a court summons or a letter from TACS in Arlington, time is running out. Fill out the form below for a fair, no-obligation cash offer, or call us at (703) 687-0741.

More Resources for Arlington County Homeowners