A tax bill you can't pay is serious. It is rarely an emergency measured in days.
Behind on Property Taxes? You Have More Time — and More Options — Than You Think
Sell as-is and clear the back taxes through escrow, or keep the house on a county payment plan. We'll show you both.
Yes, you can sell a house with unpaid property taxes in California. The back taxes, penalties, and any tax liens are paid out of your sale proceeds through escrow at closing, so you don't need cash upfront to settle them first. Whether selling is the right move is a separate question, and the answer depends on your equity, the condition of the house, and how much time you have.
How delinquent property taxes actually work in California
Property taxes come in two installments. The first becomes delinquent after December 10, the second after April 10, and each late installment carries a 10% penalty. If a bill is still unpaid at the start of the next fiscal year, the property becomes tax-defaulted on July 1 and the balance begins accruing redemption penalties of 1.5% per month.
From there, the county tax collector generally cannot auction a home until it has been tax-defaulted for five years. That is the part most owners never hear. The debt grows, and it deserves your attention, but the county is not going to take your house next month.
Knowing the real timeline is what lets you choose calmly instead of reacting. Your county tax collector can tell you your exact default date and current payoff amount in one phone call, and a tax professional can walk through what each option means for you. We're a buyer, not your attorney or accountant, so those are the people to confirm the details with.
Your options, including the ones that don't involve us
A five-year installment plan with your county tax collector
California counties let owners pay off defaulted taxes over five years while staying current on new bills. If you want to keep the home and can manage the payments, this is often the right answer, and it costs you nothing to ask about it.
The State Controller's Property Tax Postponement program
Homeowners who are 62 or older, blind, or have a disability, and who meet the income and equity limits, may be able to postpone payment on their primary residence. Applications open on a set schedule each year, so check the current window.
Refinancing or a home equity loan
If you have equity and your credit and income still support a loan, borrowing to clear the balance keeps the house and stops the penalties. Lenders look at the tax default itself, so ask early rather than late.
Listing with an agent
If the house is in good condition and you have months of runway before anything forces a decision, a traditional listing will usually gross more. The taxes still get paid through escrow at closing.
Selling as-is for cash
When the debt is compounding, the house needs work a retail buyer's lender won't finance, or you're ready to move on, an as-is sale ends it. The county is paid through escrow at closing, you take what's left, and closing lands in about 7 to 21 days once title is clear.
Your Options, Side by Side
Real numbers. Real timelines. No surprises.
| Comparison | List Traditionally | Fix Then List | Sell As-Is for Cash |
|---|---|---|---|
| Timeline | Months on market, plus prep time | 7 to 21 days after clear title | Five years of scheduled payments |
| Upfront Costs | Repairs, commissions, and taxes that keep accruing meanwhile | None. Back taxes and penalties come out of proceeds at closing | An initial payment plus staying current on new bills |
| Stress & Coordination | Moderate. Showings and a buyer's lender to satisfy | Low. One walkthrough, one written number | Low if the payments fit your budget |
| Repairs & Cleanout | Whatever the market and the appraisal require | None. We buy it as-is | Only what you choose to do |
| Certainty | Financing can fall through late | Cash. No lender to object to the tax default | High, as long as the plan stays current |
| Best For | A house in good condition when you have months of runway. Usually the highest gross number if the timeline allows it. | Penalties compounding, deferred maintenance, or an out-of-area owner who is done carrying the property. | You want to keep the home and can manage the payments. Start here before you consider selling. |
List Traditionally
Fix Then List
Sell As-Is for Cash
Column one is listing traditionally. Column two is selling to us as-is with the taxes cleared at closing. Column three is the county's five-year installment plan. If you can afford the installment plan and want to stay, that is the place to start, and selling to us is not the right move.
Where we hear this most
Most of these calls reach us from homeowners in Stockton, Sacramento, and the wider Central Valley, where a couple of missed installments on top of deferred maintenance can snowball into a number nobody planned for. Back taxes rarely travel alone, so if you are also behind on mortgage payments or a lender has started the process and you want to understand your pre-foreclosure options, read those next. Or call us and describe it once: (707) 202-5153.
How It Works
A simple, transparent process—no pressure at any step
Tell Us What's Going On
Complete our 2-minute form or give us a call. Share your situation—no judgment, just understanding.
We Review Your Property
Send photos or schedule a brief walkthrough. We look at records and ask a few clarifying questions.
You Get an Options Report
Not just a number—a clear breakdown of your paths forward with real net-to-you figures.
Choose Your Closing Date
If it fits, pick the timeline that works for your life. We handle all the paperwork and logistics.
You can say no at any point. No pressure, no obligations.
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