Jacob and his team are superb! I had to sell 10 rental properties and he purchased I believe it was 6. He helped every step of the way making it easy and not complicated. If I ever had a question, he went above and beyond what I needed.
Behind on Property Taxes in Montgomery County, MD? Save Your Equity Before the June 8, 2026 Tax Sale
This guide is for homeowners behind on property taxes — not investors looking to buy tax sale properties. If that’s you, you’re in the right place.
Important Notice — Verify Current Rules with the County
This guide reflects Montgomery County’s official tax sale procedures as published by the Department of Finance for the June 8, 2026 sale. Tax sale laws and procedures can change without notice. Always verify current rules directly with the Montgomery County Division of Treasury at (240) 777-0311 or consult a licensed Maryland attorney before acting on this information.
We buy houses in Silver Spring, Bethesda, Rockville, Gaithersburg, Germantown, Wheaton, Takoma Park, Potomac, Chevy Chase, and across Montgomery County — even with a tax lien attached. Get a fair cash offer in 24 hours, close in as little as 7 days, and walk away with the equity you’ve earned.
- ✓ No repairs, no fees, no agent commissions
- ✓ We pay all closing costs and outstanding tax debt at settlement
- ✓ Local Maryland buyers — we know the Rockville treasury office process
- ✓ Free written payoff analysis, no obligation, no pressure
Or call / text (703) 687-0741
You’re Not Alone — and You Have More Time Than You Think
If you just received a “Notice of Tax Sale” from the Montgomery County Department of Finance, take a breath. That notice does not mean you’re losing your home tomorrow.
Maryland law gives you a clear redemption window — and even after the June 8, 2026 tax sale, you still legally own your property. What you don’t have is unlimited time. Once your lien is sold, interest begins accruing immediately on a daily basis. For non-owner-occupied properties, that rate is 20% per year — among the highest in Maryland.
We’ve helped homeowners across Montgomery County — from Silver Spring rowhouses to Potomac estates to Gaithersburg family homes — navigate this exact situation. Whether you want to keep the house and need help understanding the payoff, or you’d rather sell and walk away with cash in hand, we’ll show you both options side by side. For free.
Hear What Our Clients Say
How It Works (3 Simple Steps)
Step 1: Tell us about the property (2 minutes)
Just the address, basic condition, and your tax balance if you know it. We do the rest.
Step 2: We verify the lien and your real payoff
We work with Maryland-licensed title professionals to confirm your exact redemption amount directly with the Montgomery County Department of Finance — including interest, penalties, and any investor fees that have accrued.
Step 3: You get a written, no-obligation offer
Within 24–48 hours, you’ll see exactly two numbers: (a) the cash you’d walk away with after taxes are paid, and (b) what it would cost to redeem the property and keep it. You decide what’s best.
The 2026 Montgomery County Tax Sale — What You Need to Know
When is the 2026 Montgomery County tax sale?
Monday, June 8, 2026, between 8:00 AM and 2:00 PM Eastern Time. The sale takes place in person at the Division of Treasury, Department of Finance, located at 27 Courthouse Square, Suite 200, Rockville, MD 20850.
Per Maryland statute, Montgomery County holds its annual tax lien sale on the second Monday in June each year, making it one of the most predictably scheduled auctions in Maryland.
The official tax sale information is available at the Montgomery County Tax Sale page, with property listings posted at www.montgomerycountymd.gov/taxliensale.
Key 2026 dates from the Department of Finance:
- Property advertising in The Washington Post: May 14, May 21, May 28, and June 4, 2026
- Last day to pay and remove your property from the sale list: 4:30 PM on Friday, June 5, 2026
- Tax sale auction: Monday, June 8, 2026, 8:00 AM – 2:00 PM ET
- Successful bidders notified: by 10:00 AM on Tuesday, June 9, 2026
- Next year’s sale: Monday, June 7, 2027
What does the county actually sell at the auction?
Montgomery County does not sell your house at the auction. It sells a tax lien certificate to an investor through a sealed bid process. The investor pays your unpaid taxes to the county, and in exchange, they receive:
- The right to charge you redemption interest on the debt
- The right to file a foreclosure action if you don’t redeem in time
- Reimbursement for legal and title search fees (subject to statutory caps and timing rules)
You still own the property. You can still live there. You can still sell it.
Investors bid using a “bid factor” — a multiple of the property’s full cash value (e.g., a bid factor of 0.45 means the investor is bidding 45% of full cash value). When a winning bid exceeds 40% of full cash value, the investor must also pay a “high-bid premium” of 20% of the amount that exceeds the 40% threshold.
How much does it cost to redeem after the sale?
Per the official Montgomery County Tax Sale Procedures, the redemption interest rate is set on the certificate of sale and calculated daily beginning on June 8, 2026:
| Property Type | 2026 Annual Redemption Rate |
| Owner-occupied (primary residence) | 6% per annum |
| Non-owner-occupied / vacant / commercial | 20% per annum |
Your total “redemption amount” includes:
- The original unpaid tax balance (including state, county, and municipal taxes, refuse charges, WSSC charges, and any other liens included in the sale)
- Annual interest at the applicable rate (6% or 20%) calculated daily from June 8, 2026
- The advertising fee assessed when the property was added to the sale list
- Any reimbursable expenses to the certificate holder (after the protected window — see below)
- Any new property taxes that came due after the sale
The “free window” to redeem without paying investor fees
This is one of the most important — and least understood — protections in Montgomery County’s procedures:
| Property Type | “Free Window” Before Investor Fees Accrue |
| Non-owner-occupied properties | First 4 months after the sale |
| Owner-occupied properties | First 7 months after the sale |
Within these windows, you can redeem the property by paying only the principal lien amount plus interest — no title search fees, no attorney fees, no recording fees. After these windows close, the certificate holder can charge you for actual and reasonable expenses incurred preparing for foreclosure: title searches, attorney fees, publication costs, and recording fees, which can add $1,000 or more.
Real-world math (owner-occupied): If you owed $5,000 in delinquent taxes, redeeming 6 months after the June 8, 2026 sale at 6% annual interest costs roughly $5,150 — and notably, no title search or attorney fees yet because owner-occupied homes are protected from those costs for the first 7 months.
Real-world math (non-owner-occupied): The same $5,000 tax debt on a rental or vacant property accrues at 20% annually. Six months later, the redemption cost is roughly $5,500 — plus, since the 4-month protected window has closed, title search and attorney fees can add another $750 or more.
Tip: The 4-month and 7-month thresholds are the most important deadlines on this page. Redeeming before the cutoff — especially for non-owner-occupied properties at 20% — saves real money.
How long do I have before foreclosure?
Per Tax-Property Article § 14-833 and Montgomery County’s official procedures, the certificate holder cannot file a foreclosure action until:
| Property Type | Earliest Foreclosure Filing |
| Owner-occupied residential | 9 months after the tax sale |
| Non-owner-occupied / vacant / commercial | 6 months after the tax sale |
For the June 8, 2026 sale, that means:
- Non-owner-occupied: Foreclosure can be filed starting December 8, 2026
- Owner-occupied: Foreclosure can be filed starting March 8, 2027
Even after the certificate holder files foreclosure in the Circuit Court for Montgomery County, you have several more months before the court issues a final judgment. You can redeem — or sell — right up until that final order.
Important: The certificate holder must file foreclosure within 2 years of the sale date, or the certificate becomes void.
What happens if I do nothing?
If you take no action:
- June 8, 2026: Your lien is sold to an investor at the sealed-bid auction
- October 8, 2026 (4 months): Investor fees can begin accruing on non-owner-occupied properties
- December 8, 2026 (6 months): Investor can file foreclosure complaint on non-owner-occupied properties
- January 8, 2027 (7 months): Investor fees can begin accruing on owner-occupied properties
- March 8, 2027 (9 months): Investor can file foreclosure complaint on owner-occupied properties
- 3–9 months after filing: Court issues final judgment if you haven’t redeemed
- After final judgment: Investor takes title to the property — and your equity is gone
A homeowner with a $700,000 Bethesda house and a $7,000 tax debt can lose the entire $693,000 in equity if the foreclosure completes. Montgomery County’s high property values make this math especially brutal — and especially worth acting on early. Selling — even at a fair cash discount — almost always preserves more money than doing nothing.
Sell vs. Redeem — Which Option Is Right for You?
This is the decision point. Most homeowners we work with land in one of these situations:
| Your Situation | Best Path Forward |
| You have the cash and want to stay | Redeem through the Rockville Division of Treasury |
| The house needs major repairs you can’t afford | Sell — we don’t require repairs |
| You’re a landlord facing 20% annual interest | Sell or redeem fast — costs compound monthly |
| You’re approaching the 9-month foreclosure deadline (owner-occupied) | Sell fast — we can close in 7 days |
| You’re approaching the 6-month foreclosure deadline (non-owner) | Sell faster — same expedited timeline |
| You owe more than the house is worth | Call us — short sale may be possible |
Other situations we handle in Montgomery County
- Code violations on a Montgomery County property — if you have housing code or DHCA enforcement issues
- Selling an inherited property in Montgomery County — probate-specific guidance
- Eviction help in Montgomery County — if you have a problem tenant complicating the sale
- Standard sale: We Buy Houses in Montgomery County — for sales without tax issues
Option 1: Redeem the Property (Keep It)
You can stop the entire process by paying the full “Redemption Amount” to the Montgomery County Division of Treasury at 27 Courthouse Square, Suite 200, Rockville. You cannot pay the investor directly — the county collects the funds and reimburses the lien holder.
To get an exact payoff quote, call the Montgomery County Department of Finance at (240) 777-0311. Redemption payment must be made by certified check, cashier’s check, or cash to Montgomery County. Any subsequent year’s taxes must also be paid at that time.
Option 2: Sell the House (Save Your Equity)
If you can’t come up with the lump sum to redeem — or if you’d rather not invest more money into a property you don’t want — selling is often the smartest financial move. Even a quick cash sale at a fair discount will preserve more equity than letting the foreclosure complete, especially given Montgomery County’s high property values and 20% non-owner-occupied interest rate.
Here’s how a sale to us works:
- We pay the lien directly to the Rockville treasury office at closing
- We cover all closing costs (you pay nothing)
- You walk away with a check for the remaining equity
- The legal process stops the moment we go under contract
See Your Actual Numbers in 24 Hours
Don’t guess at the math. Tell us your address and we’ll calculate:
- What your house is worth as-is (no repairs needed)
- What you owe (taxes, interest, fees)
- What you’d walk away with at closing
Or call / text (703) 687-0741 right now. Most homeowners get an offer within 24 hours.
Why Montgomery County Homeowners Choose Consistent Homebuyers
We’re local. We’re not a national franchise. We buy houses across Montgomery County every month — Silver Spring, Bethesda, Rockville, Gaithersburg, Germantown, Wheaton, Takoma Park, Potomac, Chevy Chase, Olney, Damascus, Poolesville, Aspen Hill, Glenmont, Kensington, Garrett Park, Burtonsville, and every other neighborhood in the county.
We’re fast when speed matters. If you’re inside the 9-month owner-occupied window — or the 6-month non-owner-occupied window — we can expedite title work and close in as little as 7 days.
We’re honest about your options. If redeeming makes more financial sense than selling, we’ll tell you. We’d rather lose a deal than sell you the wrong solution.
We understand Montgomery County specifically. The 20% non-owner-occupied interest rate, the second-Monday-in-June auction schedule, the sealed-bid process, the bid factor mechanism, the Rockville treasury process, the high-bid premium, the high property values that make every month of delay especially expensive — these aren’t textbook concepts to us. We’ve handled them.
Cities and Neighborhoods We Buy In
We purchase Montgomery County houses with tax liens and title issues in every zip code, including:
- Silver Spring (20901, 20902, 20903, 20904, 20905, 20906, 20910)
- Bethesda (20814, 20816, 20817)
- Rockville (20850, 20851, 20852, 20853, 20855)
- Gaithersburg (20877, 20878, 20879, 20882)
- Germantown (20874, 20876)
- Wheaton (20902, 20906)
- Takoma Park (20912)
- Potomac (20854)
- Chevy Chase (20815)
Plus: Olney, Damascus, Poolesville, Aspen Hill, Glenmont, Kensington, Garrett Park, Burtonsville, Hillandale, Cabin John, North Bethesda, North Potomac, Montgomery Village, and Friendship Heights.
If your property is in Montgomery County, we’ll come look at it.
Frequently Asked Questions
When exactly is the 2026 Montgomery County tax sale?
Monday, June 8, 2026, between 8:00 AM and 2:00 PM Eastern Time, in person at 27 Courthouse Square, Suite 200, Rockville, MD 20850. Maryland statute requires Montgomery County to hold its tax sale on the second Monday in June each year.
What’s the redemption interest rate after the sale?
6% per annum for owner-occupied primary residences, and 20% per annum for non-owner-occupied, vacant, and commercial properties. Interest is calculated daily beginning on June 8, 2026.
Can I still live in my house after the Montgomery County tax sale?
Yes. A tax sale only transfers a debt obligation, not ownership of the property. You retain full possession rights throughout the redemption period and during any foreclosure proceeding. Eviction is only legally possible after the Circuit Court for Montgomery County issues a final judgment of foreclosure.
How long do I have before foreclosure can be filed?
Per Tax-Property Article § 14-833: 9 months for owner-occupied residential properties (filing earliest March 8, 2027 for the June 8, 2026 sale) and 6 months for all other properties (filing earliest December 8, 2026). The certificate of sale becomes void if foreclosure is not filed within 2 years of the sale date.
What’s the “free window” to redeem without investor fees?
For the first 4 months after the sale (non-owner-occupied) or 7 months (owner-occupied), you can redeem without paying any of the certificate holder’s expenses — no title search fees, no attorney fees. After these windows close, the certificate holder can charge for actual and reasonable expenses, which often add $1,000 or more.
What happens if I miss the June 8, 2026 deadline?
Your unpaid tax lien is sold to an investor at the auction, and the redemption interest rate begins accruing immediately on a daily basis. However, you can still “redeem” the property — meaning pay off the taxes plus interest and fees — at any time before the Circuit Court issues a final foreclosure judgment.
Can I sell my house after a tax lien has already been sold?
Yes. A tax lien is not a foreclosure, and your title is still legally yours to transfer. At closing, the title company pays off the lien (taxes, interest, attorney fees) directly to Montgomery County from the sale proceeds. The remaining equity goes to you.
Can I make partial payments to stop the sale?
Montgomery County typically requires the full amount of taxes, interest, and penalties to be paid to remove a property from the tax sale list. The deadline to remove your property from the 2026 sale is 4:30 PM on Friday, June 5, 2026.
Do you buy Montgomery County houses with code violations or unpaid water bills?
Yes. In Montgomery County, code enforcement liens, WSSC charges, refuse charges, and special improvement levies can all stack onto your tax bill and contribute to the tax sale. We purchase houses with all types of liens, judgments, and title clouds. See our Montgomery County code violations guide for more.
How long does it take to close?
A standard cash closing takes 14 to 21 days. If you’re approaching the foreclosure deadline, we can expedite the title work and close in as little as 7 days.
How much will I actually walk away with?
Your net depends on three numbers: the property’s as-is market value, the total amount owed (taxes, interest, mortgage, other liens), and closing costs (which we cover). We provide a written net-sheet analysis at no cost so you know exactly what you’d pocket before you make any decision. Montgomery County’s high property values often mean significant walk-away equity even on distressed sales.
Will a tax sale hurt my credit?
Tax liens themselves are no longer reported on consumer credit reports as of 2018, when the three major credit bureaus stopped including them. However, a final foreclosure judgment can show up in public records and damage your credit and future housing applications. Selling before foreclosure protects your credit far better than letting the case complete.
Do I have to pay the tax lien investor directly?
No. In Maryland, you cannot pay the lien investor directly to redeem. You must obtain an official payoff quote from the Montgomery County Division of Treasury (27 Courthouse Square, Suite 200, Rockville, MD 20850) and pay the county. The county then reimburses the investor and clears the lien from your title.
Is the cash offer service really free?
Yes. Our payoff analysis, market valuation, and cash offer are all free with no obligation. We make money only if you decide to sell to us — and we cover all closing costs at settlement.
Important Montgomery County Resources
- Montgomery County Department of Finance — Main office for property taxes and tax sale
- Official 2026 Tax Sale Procedures — The authoritative source for everything on this page
- 2026 Property List & Tax Lien Sale — Posted in advance of the auction
- Maryland Tax-Property § 14-808 — Full text of the governing Maryland statute
- Maryland Tax-Property § 14-833 — Foreclosure timing requirements
- Circuit Court for Montgomery County — Where foreclosure actions are filed
- Maryland Department of Assessments & Taxation — State-level property assessment authority
Montgomery County Division of Treasury
27 Courthouse Square, Suite 200, Rockville, MD 20850
Phone: (240) 777-0311 (Tax Sale Questions)
Email: taxliensalebid.finance@montgomerycountymd.gov (bidder questions)
Hours: Monday–Friday, 8:30 AM – 5:00 PM
Time Is Your Most Valuable Asset
The June 8, 2026 Montgomery County tax sale is a hard deadline. Every day after the auction, the cost to save your home grows — especially fast on non-owner-occupied properties at the 20% rate. The 4-month and 7-month “free windows” are the most important deadlines on this page — once they close, investor fees can add $1,000 or more to your redemption cost.
You don’t have to figure this out alone. Get a free payoff analysis and cash offer in the next 24 hours — and decide from there.
Or call / text (703) 687-0741 right now.
Other Ways We Help Montgomery County Homeowners
- Standard sale (no tax issues)
- Inherited a house?
- Code violations or DHCA enforcement issues?
- Need to evict a tenant before selling?
Tax delinquency in nearby Maryland counties
← Back to: All Tax Delinquency Solutions
⚠️ Important Disclaimer
Consistent Homebuyers is a real estate investment firm — not a law firm, not a financial advisor, not a tax preparer. Jacob Simpson is not a licensed attorney or accountant, and nothing on this page constitutes legal, tax, or financial advice.
The information on this page is sourced directly from Montgomery County’s official Tax Sale Procedures document published by the Department of Finance for the June 8, 2026 sale. Tax sale laws and procedures can change without notice, and individual circumstances vary. Always verify current rules directly with the county before acting on this information.
Before acting on any information you read here, you should:
- Verify current rules directly with the county by calling the Montgomery County Department of Finance at (240) 777-0311
- Consult a licensed Maryland attorney for legal advice about your specific situation, especially if you have already received a Notice of Tax Sale or a foreclosure complaint
- Speak with a tax professional about the financial implications of redemption vs. sale for your particular circumstances
- Read the official statutes and procedures at the official Montgomery County Tax Sale page and at the Maryland General Assembly website
This page is updated periodically but should not be your sole source of information for decisions involving your home, your equity, or your financial future. Laws and regulations change. Verify everything.