Montana Tax Sale Laws — Investor Guide

Investors purchase a lien on the property, earning interest until the owner redeems it or the investor forecloses.

Redemption Period

3 years from sale date

Max Interest Rate

10% / year

IRS Lien Survives

Yes — verify before bidding

Foreclosure Required

Yes — to convert lien to deed

Quiet Title Required

Yes

Counties Covered

56 counties

Quiet Title Required in Montana

Before a title insurer will issue a policy on a tax deed property in Montana, you'll need to complete a quiet title action.

$1,500–$5,000

Legal Fees

6–18 mo

Timeline

How Tax Sales Work in Montana

Montana is a tax lien certificate state. Certificates earn 10% per annum. The owner has 3 years to redeem. After the redemption period, the certificate holder may apply for a tax deed through the county treasurer. IRS liens survive if the IRS was not properly notified.

Quick Due Diligence Checklist for Montana

Verify property is still on the auction list within 48 hours of sale (redemptions happen until the last minute)

Check for federal IRS liens — they survive the tax sale in Montana

Search for HOA liens and municipal code violations — these may survive in some counties

Budget for foreclosure costs — required in Montana to convert a lien to deed

Budget for quiet title action — required in Montana before title insurance will issue

Drive the property or use street view to confirm structure exists and is accessible

Verify assessed value vs. back taxes owed — if taxes exceed assessed value, it may be a junk property

Source: Mont. Code Ann. §15-17-101 et seq. · Verified: January 2025 · Always verify current laws directly with the Montana state statutes and your county treasurer. This is not legal or investment advice.

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