Land · New Mexico tax sale guide

San Juan County tax sales, New Mexico

Verified

San Juan County is the long gap in this set, and the gap itself is the lesson about who sells. The county treasurer in Aztec issues the tax bills each November, mails a delinquent notice after the second half installment comes due, and warns on the county website that failure to pay three years or more of back taxes could put a property on the Auction List established by the State of New Mexico. Establishing that list, setting the date, publishing the properties and conducting the sale all belong to the Property Tax Division of the Taxation and Revenue Department, not to the county. The last state sale the Department published for San Juan County ran on October 8, 2024, at the same Aztec address the treasurer's office uses, and no 2025 or 2026 San Juan sale appears in the Department sources read, which fits the Department's statement that it holds no set schedule and skips counties in some years. A buyer watching San Juan County is watching for a state announcement that may not come in a given year, and the county treasurer can confirm an account's status but cannot supply a sale date the state has not set.

Selling office: New Mexico Taxation and Revenue Department, Property Tax Division, is the seller, acting under Section 7-38-65 NMSA 1978. The San Juan County treasurer's own notifications page describes the state side as the Auction List established by the State of New Mexico. The San Juan County Treasurer's Office, Treasurer Carol Taulbee, 100 S. Oliver Dr., Suite 300, Aztec, NM 87410, phone (505) 334-9421, is the local collection office that issues the tax bills and the delinquent notices. Property Tax Division phone: (505) 827-0883

Next sale: No next dated state sale for San Juan County is published on the Department's Delinquent Property Tax Auctions page as of November 9, 2026, and no 2025 or 2026 San Juan County sale is published in the Department sources read. The most recent verified state sale was Tue Oct 8, 2024, 10:00 a.m., at 100 S. Oliver Drive, Suite 300, Aztec, NM 87410 (held). The October 8, 2024 date, time and venue come from the Taxation and Revenue Department release of September 25, 2024. The weekday was verified by date arithmetic: October 8, 2024 was a Tuesday, as the release states. The Department's earlier San Juan County auction advertisement shows the prior sale on Tuesday, October 3, 2023, at the same Aztec address. The Department's current auctions page, lists only San Miguel County, November 19, 2026.

As of November 9, 2026, no San Juan County state sale is scheduled on the Department's Delinquent Property Tax Auctions page, which lists only San Miguel County, November 19, 2026, and no 2025 or 2026 San Juan County sale was found in the Department sources read. The Department states that there is not a set schedule for public auction sales, that sales are scheduled as title research is completed and other collection efforts are exhausted, and that it does not hold sales in all 33 counties each year, and it directs anyone asking when a sale may be held in an unlisted county to call the Property Tax Division at (505) 827-0883. The last verified San Juan pattern is an early October sale in Aztec, in 2023 and again in 2024, which is a pattern to watch, not a scheduled date.

Dates and deadlines

Sources: New Mexico Taxation and Revenue Department, Delinquent property tax auctions scheduled, September 25, 2024 (San Juan County, October 8, 2024). New Mexico Taxation and Revenue Department, San Juan County auction advertisement, October 3, 2023 sale. San Juan County Treasurer's Office, Treasurer Notifications. New Mexico Taxation and Revenue Department, Delinquent Property Tax Auctions (terms, FAQ and current schedule). 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 San Juan 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 San Juan County, searchable by address, owner, or county, including parcels that never reach a sale list.

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How New Mexico state delinquent property tax sales work

• In New Mexico the county does not sell. The state does. Delinquent real property tax sales are run by the Taxation and Revenue Department, through its Property Tax Division and Delinquent Property Tax Bureau, under sections 7-38-65 to 7-38-70 NMSA 1978. The county treasurer collects, warns, and transfers; the department sells. A buyer who calls the county treasurer to ask when the county auction is has already misunderstood the system: the treasurer in Valencia County says so in the county's own FAQ, and the department's auctions page, not any county page, is where a sale is announced.
• The fuse is long, and its two clocks are routinely merged into a wrong third one. Taxes are a lien from January 1 (section 7-38-48), interest accrues at one percent a month after a thirty day grace period (section 7-38-49), and penalty accrues at one percent a month up to five percent (section 7-38-50). When taxes have been delinquent for more than two years, the treasurer warns the owner by June 10 (section 7-38-60) and by July 1 places the property on a recorded delinquency list sent to the department (section 7-38-61), after which the department holds exclusive collection authority (section 7-38-62). The department may not sell until three years have expired from the first date shown on that list, and is directed to offer within four years (section 7-38-65). The 25 month figure in circulating summaries appears nowhere in sections 7-38-48 to 7-38-74; the real sequence is more than two years to the list, then three years from the list date to eligibility.
• There is no rotation a buyer can plan around, and the department says so. Since 2014 the department must annually offer at least one listed property in each county unless the division director and the county treasurer agree in writing to postpone (section 7-38-65(D)), but it publishes no set schedule and states that it does not hold sales in all 33 counties each year. The gaps in this page set are the proof: Lea County's last verified sale was in 2022, Eddy County's in 2023, San Juan County's in 2024, while Sandoval County had two sales inside September 2026. The department's auctions page and its dated releases are the only calendar that exists.
• The owner's cure runs to the evening before the sale. An owner stops a sale by paying all delinquent taxes, penalties, interest, and costs, or by entering a written installment agreement of up to thirty six months at one percent monthly interest (section 7-38-68), in either case by 5:00 p.m. on the day before the sale. Owners use it, so published lists shrink at the deadline exactly as they do in states with longer windows. The three business day cure deadline in older summaries is superseded bill text, not current law.
• Notice is strict, and a notice failure kills the sale. The department must mail the owner notice by certified mail, return receipt requested, at least twenty but not more than thirty days before the sale, with parallel notice to record lienholders whose addresses are reasonably ascertainable, and failure to mail that notice invalidates the sale (section 7-38-66). It must also publish notice once a week for the three weeks before the week of the sale (section 7-38-67(B)). For a buyer, that strictness cuts both ways: it is the main statutory protection behind the deed, and the main ground on which sales are later challenged.
• The sale is live, in person, and oral, and payment is due before it ends. The department, or an auctioneer it hires, sells in the county where the property sits (section 7-38-67(C)). Registration is in person on the morning of the sale, in recent sales from 8:00 a.m. until the 10:00 a.m. start, and closes promptly. The winner pays in full before the conclusion of the auction by money order, certified check, cashier check, or a personal or business check backed by a bank letter of guarantee; cash is not a listed form, and no bidder deposit, registration fee, or buyer premium is published anywhere in the statute or the department terms. The only online channel in New Mexico law is the narrow abandoned subdivision sale in section 7-38-67.1; an ordinary county sale is never online.
• The minimum bid is the full amount due, and the discount exists only at the second offering. At a first offering the price cannot be less than the total delinquent taxes, penalties, interest, and costs (section 7-38-67(E)). If no offer meets it, the property may be reoffered, including at a separate auction immediately following the first sale, for less than the minimum. Buyers who arrive expecting to open below the amount due at a first offering have the sequence backwards: full price first, possible discount minutes later on whatever the room passed over.
• The deed is a quitclaim in everything but name, and there is no redemption behind it. The buyer receives a Tax Deed from the department (section 7-38-70), which the department itself describes as equivalent to a quitclaim deed: it conveys the former owner's interest as of the January 1 lien date, subject only to perfected interests recorded before that date, with no warranty of title, the tax lien extinguished but other liens not extinguished, and the deed usable as the basis for a court action to clear title. Redemption was eliminated in 1973; there is no post sale payment that recovers the property. The former owner's remaining routes are a district court challenge within two years, on only the four grounds in section 7-38-70(D), and a claim to surplus proceeds under section 7-38-71, treated as abandoned property if unclaimed after two years. The 120 day redemption sometimes quoted belongs to the federal government on a federal tax lien, not to the former owner.

How buying works in San Juan County

Register in person on the day of the sale. The Department release for the most recent San Juan County sale states that registration begins in person at 8:00 a.m. on the day of the auction and ends promptly at auction time, and the current Department FAQ describes scanning a QR code at the door to begin registration. The terms require each bidder to obtain a bidder number and provide full name, mailing address and telephone number; deeds are issued to registered names only, and a person acting as an agent must provide documented proof of agency at registration. Registration closes promptly at the start of the sale.

• At the first offering, the minimum is the price of admission. Every parcel opens at the full delinquent taxes, penalties, interest, and costs, and no bid below that figure can be accepted (section 7-38-67(E)). Your research question at a first offering is therefore binary: is this parcel worth more than the amount due, yes or no. Negotiation does not exist in the first round.
• The second auction is where the discount lives. Whatever the room passes over can be reoffered, including immediately after the first sale, below the minimum. A disciplined buyer works both rounds: full price only for parcels that clear the bar at the full amount due, and patience for the reoffer round, where the parcels nobody underwrote are repriced by the room itself.
• Payment is a same day, in person obligation. There is no deposit and no financing window: the winner pays in full before the auction closes, in the published forms, and cash is not one of them. A personal or business check needs its bank guarantee letter in hand at registration. Buyers who arrive with the wrong instruments watch the sale instead of bidding in it.
• Price the quiet title into every bid. The Tax Deed is quitclaim equivalent, the state warrants nothing, and liens other than the tax lien survive. The amount due is the floor of your cost, not the total: title clearing, and the time it takes, belong in the maximum you set before the sale, especially on parcels whose value barely clears the minimum.

Terms: what a bid actually costs

What happens to parcels that do not sell in San Juan County

The Department's terms answer the first step directly. Properties not sold at the initial auction may be re-offered at a separate auction immediately following the first sale, in accordance with Section 7-38-67(E) NMSA 1978, and the Department reserves the right to re-offer any property for less than the minimum bid if the property did not sell for an amount equal to or greater than the minimum bid. Beyond that immediate re-offer, no San Juan County over the counter list, struck off inventory or standing leftover sale channel is published in the official sources read: NOT PUBLISHED. With no San Juan County sale published since October 8, 2024, there is also no current leftover inventory from a recent sale in the sources read.

Before you bid

• Confirm the department has actually scheduled this county. There is no set schedule and no sale in every county every year. The department's auctions page and its dated releases are the whole calendar. If this county is not on them, there is no sale to attend, whatever a third party calendar says; the aggregator dates excluded from these pages are the standing example.
• Expect the list to shrink the evening before. An owner may pay in full or sign an installment agreement until 5:00 p.m. on the day before the sale (section 7-38-68). Check the department's final list for the sale, not the version published with the first announcement.
• Bring payment in the published forms. Money order, certified check, cashier check, or a personal or business check with a bank guarantee letter, for the full amount, before the auction closes. Cash is not listed. Arrange the guarantee letter with your bank days ahead; it cannot be produced at the registration table.
• 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. In New Mexico, set it twice: once for the first offering at the full amount due, and once for the reoffer round, with quiet title costs inside both numbers.

Every New Mexico county in this set

One page per county, each verified against the Taxation and Revenue Department's own releases, advertisements, and terms of sale, the county treasurer's pages, and the current text of sections 7-38-48 to 7-38-74 NMSA 1978. New Mexico has 33 counties; this set is the top 10 by population.

• Bernalillo County tax sales
• Dona Ana County tax sales
• Santa Fe County tax sales
• Sandoval County tax sales
• San Juan County (this page)
• Valencia County tax sales
• Otero County tax sales
• Lea County tax sales
• Eddy County tax sales
• Chaves 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, Maryland tax lien sales, West Virginia tax sales, Virginia tax sales, Oklahoma tax resale, Kansas tax foreclosure sales, Arkansas tax-delinquent land sales, Alabama tax sales, Kentucky certificate of delinquency sales, Mississippi tax land sales, Nevada tax deed sales and New Mexico delinquent property tax sales, and the proven New York season, with the live membership, sits in the NY tax sale hub.