Pay or get help paying
If you can pay the amount on your notice, that's usually the simplest fix. The Real Property Tax Ombudsman, (202) 727-1529, helps homeowners with tax sale and related property tax questions.
Behind on property taxes in DC? A tax sale isn't the end of the road.
How DC's real property tax sale works, how long you can redeem the house afterward, and your options for paying or selling.
No obligation. No pressure. Takes about 2 minutes.
How it works in DC
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1
A notice of delinquency by May 1
Each year, on or before May 1, the Mayor must mail a notice of tax delinquency to the owner on the tax roll, with a copy to the property if the address differs. It states the amount you must pay to avoid the tax sale and points to help such as the Real Property Tax Ombudsman and hardship forbearance.
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2
The annual tax sale
DC sells tax liens on delinquent properties once a year; OTR publishes each year's sale dates in its Tax Sale Informational Guide. A property with a building on it generally can't be sold for less than $2,500 in delinquent taxes.
Source: DC Office of Tax and Revenue, 2026 Real Property Tax Sale Informational Guide
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3
Six months, then a possible lawsuit
The tax sale buyer gets a certificate of sale, not the house. After a 6-month waiting period, the buyer can file a lawsuit to foreclose your right of redemption. That right continues until a court judgment ending it becomes final.
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4
Redeeming costs more over time
To redeem, you pay the amount the buyer paid with interest, any other taxes needed to bring the account current, and the buyer's allowed expenses, including legal costs once a lawsuit has been filed.
Your real options
Sell for cash and clear the taxes
If the taxes are more than you can catch up on, a cash sale can close in as little as 7 days, with the unpaid taxes paid from the sale at closing. There are no fees or commissions, and you keep what's left.
List it, if there's time
With time before a lawsuit and a house in good shape, listing often nets more. We'll show you the cash offer next to what listing could net, so you can choose.
See both numbers
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
This page explains the general rules. It isn't legal advice. Your documents and situation may differ, so talk to the Real Property Tax Ombudsman or an attorney about your specific case.
Frequently asked questions
Can DC sell my house for a small tax bill?
A property with a building on it generally can't be sold at the tax sale for less than $2,500 in delinquent taxes. Before any sale, DC must mail a notice of delinquency by May 1 that states what you need to pay to avoid it.
Does the tax sale buyer own my house?
No. The buyer gets a certificate of sale. After 6 months, they can sue to foreclose your right of redemption, and you can still redeem until the court's judgment ending that right becomes final.
Why does it get more expensive to wait?
Redeeming means paying the buyer's price with interest, other taxes to bring the account current, and the buyer's allowed expenses, which include legal costs once a lawsuit is filed.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.