Utah Tax Sale Laws — Investor Guide

The government transfers the deed directly to the winning bidder at auction.

Redemption Period

No redemption period

Max Interest Rate

N/A

IRS Lien Survives

Yes — verify before bidding

Foreclosure Required

Quiet Title Required

Yes

Counties Covered

29 counties

Quiet Title Required in Utah

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

$1,500–$5,000

Legal Fees

6–18 mo

Timeline

How Tax Sales Work in Utah

Utah is a tax deed state. After a property is delinquent for approximately 4 years, the county acquires title through an auditor's tax deed. The county then auctions the property — typically statewide each May — and the winning bidder receives a county deed. There is no post-sale redemption right for the original owner once the county has completed its deed process. Quiet title is recommended. IRS liens survive if the IRS was not properly notified.

Quick Due Diligence Checklist for Utah

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 Utah

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

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

Budget for quiet title action — required in Utah 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: Utah Code §59-2-1351 et seq. · Verified: January 2025 · Always verify current laws directly with the Utah state statutes and your county treasurer. This is not legal or investment advice.

Track your Utah tax sale investments

Auction alerts, redemption deadline tracking, notice logs, document vault, and due diligence checklists — built specifically for solo investors.

Start 7-day trial for $1.99

Cancel anytime. No contracts.