Land · Maryland tax sale guide

Montgomery County tax sales, Maryland

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Montgomery is the jurisdiction where this set's discipline matters most, because almost nothing about its 2026 sale is published as a 2026 fact. What is official: County Code section 52-25 directs the Director of Finance to sell commencing on the second Monday in June, to the highest bidder, with no sale below the state law minimum, and SDAT's schedule agrees with Monday, June 8, 2026. The redemption rate is defined in the code by formula, the interest rate on late payment of taxes plus the penalty rate on late payment of delinquent taxes as fixed by Council resolution; no numeric 2026 rate appears on an official page, so none is stated as a 2026 fact here. The county's 2019 procedures document states a 20 percent per year certificate rate, applies the standard high-bid premium, requires no deposit, and takes payment in full by wire received by 4:00 p.m. on the day after the sale; those are labeled 2019 pattern wherever they appear below, not 2026 terms. One 2026 negative is firm and official: the county states it does not sell over the counter liens.

Selling office: Director of Finance, Montgomery County (sale under Montgomery County Code section 52-25)

Next sale: Mon Jun 8, 2026 (already run), the second Monday in June under County Code 52-25. The 2027 sale is expected Mon Jun 14, 2027 on the code's pattern, date not formally published. SDAT's 2026 schedule and the county code's second Monday in June rule agree on June 8, 2026. The 2027 date given is the code's rule applied to the 2027 calendar, stated as a pattern, not as a published date.

As of November 9, 2026, the June 8, 2026 sale has run with its terms largely unpublished, and the 2027 sale follows the code's second Monday in June rule, Monday, June 14, 2027 on the pattern. Montgomery is the Maryland jurisdiction where the working instruction is procedural: get the county's current procedures document from the Division of Treasury when the 2027 cycle opens, because the public web will not carry the terms until then.

Dates and deadlines

Sources: Montgomery County Code, section 52-25 (American Legal Publishing). Maryland Department of Assessments and Taxation, 2026 Tax Sale Schedule. Maryland Department of Assessments and Taxation, Office of the State Tax Sale Ombudsman (county procedures). Montgomery County 311, Tax Sale Surplus List Requests. Confirm with the selling office before relying on any date on this page: sales move, terms change, and parcels are pulled up to sale day.

Research Montgomery County parcels before you bid

A sale list gives you the parcels, the date, and the opening terms. It does not give you the owner, the value, or the rest of the picture: liens, foreclosure status, and parcel history. PropertyRadar is the data platform for that layer. It carries owner records, assessed and market values, foreclosure and tax data, and property history for parcels across Montgomery County, searchable by address, owner, or county, including parcels that never reach a sale list.

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How Maryland tax sales work

• The collector must sell, on local law's calendar. Under section 14-808 the collector of each county, the Director of Finance in Baltimore City, proceeds to sell all property on which taxes are in arrears, at the time required by local law and, outside Baltimore City, no later than two years from the date the tax fell in arrears. Most Maryland counties sell in May or June; Baltimore County sells in late summer.
• What is sold is a certificate of sale, not the property. The certificate (section 14-820) sets out the property, the sale date, the amount, the taxes it was sold for, the rate of redemption, the foreclosure timing, and the warning that the certificate is void if foreclosure is not filed within two years. The owner keeps the property unless the right of redemption is foreclosed.
• The sale is a public auction with real notice behind it. All sales are at public auction to the highest good faith accepted bid (section 14-817(a)(2)), after the collector mails the owner a statement at least 30 days before first advertising (section 14-812) and publishes once a week for four successive weeks (section 14-813; three weeks in Frederick County, two insertions plus website posting in Baltimore City, two newspapers in Anne Arundel County).
• Payment is due by the day after the sale. The purchaser pays the full amount of taxes due, interest and penalties, sale expenses and any high-bid premium not later than the day after the sale (section 14-818); any residue of the purchase price remains on credit, and no deed issues until the balance and all post-sale taxes are paid. Several counties in this set take payment the same day by ACH, which is tighter than the statute.
• The high-bid premium is the collector's election, at a statutory formula. Any collector may establish a premium for all properties and must state it in the public notice (section 14-817(b)(2)): 20 percent of the amount by which the bid exceeds 40 percent of full cash value, except in Baltimore City and Prince George's County, where the threshold is the greater of the lien amount or 40 percent of full cash value. It is mandatory for group and sealed bid sales everywhere except Montgomery County. It is refunded without interest on redemption or deed delivery, and it is forfeited after the foreclosure deadline if the property was not redeemed and no foreclosure was filed.
• Redemption runs until the circuit court finally forecloses it. The owner or any interest holder may redeem at any time until the right is finally barred by decree (sections 14-827, 14-833(b)), paying the lien amount, interest at the rate of redemption, holder paid taxes and expenses (section 14-828). Rates are fixed locally under section 14-820, and for owner-occupied residential property the rate may not exceed 10 percent a year anywhere in the state (section 14-820(c)).
• The certificate carries a two year fuse. Foreclosure may be filed after six months, nine months for owner-occupied residential property, after two pre-suit notices (section 14-833(a) and (a-1)); a certificate on which no foreclosure is filed within two years is void and the purchase money is forfeited (section 14-833(c)(1) and (d)). A final judgment vests absolute and indefeasible fee simple title (section 14-844) and the collector then executes the deed (section 14-847). Property nobody buys is bought in and held by the governing body (section 14-824), which may later sell and assign the certificates (section 14-825).

How bidding works in Montgomery County

The 2026 registration window and fee are not published. The 2019 procedures ran registration ahead of a sealed bid group sale; do not carry the 2019 window into 2027 without the county's new procedures document.

• Price the premium as tied up, interest free money. Where a Maryland county charges a high-bid premium, the premium is 20 percent of the bid above the threshold and it earns nothing while it waits, returning only on redemption or deed delivery, and vanishing if you miss the foreclosure deadline. A bid that only pencils with the premium treated as invested principal does not pencil.
• Work backwards from the two year fuse. Every Maryland certificate must be in foreclosure within two years or it is void and the money is forfeited. The bid that matters is the one on a parcel whose owner, value and title you have already checked against that deadline: six months to wait, nine on an owner-occupied home, two notices to give, and a filing date that cannot slip.

Terms: what a bid actually costs

The leftover channel: deliberately closed at retail

Montgomery County is the exception that proves the leftover rule. The governing body must still buy in and hold unsold property under 14-824, but the county states that Finance does not sell over the counter liens, and individuals cannot purchase single tax liens at all; purchases run in minimums of ten. The 2019 procedures add only that unsold groups or properties may be offered for sale at a later date to the highest bidder until sold. A buyer looking for Montgomery leftovers is looking at a bulk, later date channel, not a counter.

Before you bid

• Check the owner-occupied question first. It changes both numbers that matter: the redemption rate is capped at 10 percent on an owner-occupied home whatever the county publishes, and the foreclosure wait is nine months instead of six. A Maryland model that does not split owner-occupied from everything else is wrong in the county's favor or yours, and you will not know which until redemption.
• Read the county's public notice for the premium. The premium exists only where the collector established it and stated it in the notice, and two counties in this set show the spread: Frederick and Prince George's publish theirs in detail, Carroll's published terms contain none at all. The notice, not the state frame, is the document that prices your bid.
• Calendar the two year deadline the day you buy. A Maryland certificate not in foreclosure within two years is void and the money is forfeited. Diary the pre-suit notices (first notice not before four months, seven for owner-occupied homes) and the filing date when the certificate arrives, not when the redemption period feels close.
• Set the maximum before the sale opens. The free Max-Bid Calculator below works backwards from your exit value to the highest bid you can pay, with the costs shown.

Every Maryland county in this set

One page per jurisdiction, each verified against its own county, city or SDAT source. Maryland has 23 counties plus Baltimore City; this set is the top 10 jurisdictions by population.

• Baltimore City tax sales
• Montgomery County (this page)
• Prince George's County tax sales
• Baltimore County tax sales
• Anne Arundel County tax sales
• Howard County tax sales
• Frederick County tax sales
• Harford County tax sales
• Carroll County tax sales
• Charles County tax sales

Keep going

Once a deadline puts you in a sale, the Land Investor Due Diligence Toolkit is the checklist and bid worksheet to run on each parcel before you bid. The same desk runs Florida tax deed sales, Texas tax sales, Pennsylvania tax sales, Georgia tax sales, North Carolina tax foreclosure sales, Ohio tax foreclosure sales, Illinois tax lien sales, Michigan tax foreclosure sales, Arizona tax lien sales, California tax defaulted property sales, Colorado tax lien sales, South Carolina tax sales, Indiana tax lien sales, Tennessee delinquent tax sales, Wisconsin tax deed sales, Missouri tax sales, New Jersey tax lien sales and Maryland tax lien sales, and the proven New York season, with the live membership, sits in the NY tax sale hub.