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

If you have received a “Notice of Judicial Sale” or a letter from TACS (Taxing Authority Consulting Services) regarding your property in Loudoun County, you are in the final stages of the collection process.

In Loudoun County, tax delinquency is not taken lightly. The Treasurer has the authority to sell your home at a public auction to recover unpaid taxes. Unlike Maryland, where you have months to fix the problem after an auction, in Virginia, once the Circuit Court confirms the sale, you lose your home forever.

This guide is designed to help homeowners in Leesburg, Ashburn, Sterling, and Purcellville understand the Judicial Sale timeline and how to sell your house to save your equity before the gavel falls.

The Loudoun County Tax Sale: How It Works

Loudoun County uses a “Special Commissioner” system to sell properties with delinquent taxes.

The Judicial Sale Process If your taxes remain unpaid for two years, the County Attorney or their outside counsel (TACS) files a lawsuit against your property in the Loudoun County Circuit Court.

  • The Auction: These are typically held live at the Loudoun County Government Center (1 Harrison St. SE, Leesburg) or online.
  • The “Confirmation” Rule: The high bid must be confirmed by a Circuit Court judge.
  • The Result: The deed is transferred to the new owner free and clear. There is 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: Loudoun County Tax Payment Portal (View your real-time balance).
  • The Collection Law Firm (TACS): Loudoun County often outsources the final legal foreclosure process to TACS.
  • Loudoun County Treasurer’s Office:
    • Address: 1 Harrison Street SE, 1st Floor, Leesburg, VA 20175.
    • Phone: (703) 777-0280.
    • Email: treasurer@loudoun.gov

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 Warning Before filing the lawsuit, you will receive a final notice giving you 30 days to pay in full. This is often your last chance to deal directly with the Treasurer’s office before the file is handed to the attorneys.

3. The Lawsuit (Litigation) Once TACS files the “Bill in Equity” in the Circuit Court, the costs increase significantly. You are now responsible for the county’s attorney fees, court costs, and publication fees.

4. The Auction (Fall Cycle) While dates vary, Loudoun County often holds its major tax auctions in the Fall (October/November). If your property is listed in the Loudoun Times-Mirror or Loudoun Now as part of a tax sale advertisement, the auction is imminent.

The High Cost of Waiting

Loudoun County adds fees quickly.

  • Late Payment Penalty: 10% of the tax balance (or $10, whichever is greater).
  • Interest: 10% annual interest on the unpaid balance.
  • Attorney Fees: Once the lawsuit is filed, you can expect $2,000–$5,000 in additional legal fees added to your payoff amount.

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 begins.

  • 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, but they are discretionary. If the property is already scheduled for auction, they will typically demand a lump sum payment.

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

We Buy Loudoun County Homes Fast.

  • We Stop the Auction: We can submit a contract to the Treasurer and TACS, which usually pauses the court proceedings to allow the sale to close.
  • We Pay the Judgment: At closing, the title company pays off the County and the attorneys directly.
  • You Keep the Rest: In a high-value market like Ashburn or Leesburg, even a “distressed” property can have significant equity. Don’t let the county sell it for pennies on the dollar.

How Consistent Homebuyers Helps Loudoun Homeowners

We are local to Northern Virginia and understand the high property values in Loudoun County.

  • We Buy As-Is: From estate sales in Middleburg to townhouses in Sterling, we buy properties in any condition.
  • Speed: If your auction date is approaching, 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, avoiding the public embarrassment of a tax auction.

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 Loudoun County? No. Virginia is not a “redemption” state. Once the Circuit Court confirms the high bid (typically 15-30 days after the auction), the property is transferred to the new owner.

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 Loudoun County Circuit Court Clerk. You must file a petition to claim it, and the court will decide how to distribute it. This process can take months or years. Selling the house yourself before the auction is much faster and puts the money directly in your pocket.

Do you buy land in Western Loudoun? Yes. We buy land and homes throughout Western Loudoun (Lovettsville, Purcellville, Round Hill) that may have delinquent taxes.

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 Loudoun County, 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 Loudoun County Homeowners