The short version
- Missouri property taxes are due December 31. After that, a 2% penalty plus interest of up to 18% a year starts adding up.
- St. Louis City files a land tax lawsuit and the Sheriff auctions the property. St. Louis County and other Missouri counties hold an annual tax sale on the fourth Monday in August.
- If you sell, the back taxes are paid off from the sale at closing. You don't have to come up with the money first.
How fast back taxes add up
Real estate taxes in Missouri are due by December 31 every year. If they're paid late, the City of St. Louis and St. Louis County both charge a one-time 2% penalty and interest of up to 18% a year, as set by state law. A $2,000 tax bill left unpaid for a couple of years can turn into much more than $4,000 once penalties, interest and sale costs are added.
St. Louis City: land tax suit and Sheriff's sale
The City of St. Louis doesn't sell tax certificates. Instead:
Once a property is in a suit, paying it off early is the cleanest way out, and selling the house is one way to do that.
St. Louis County, St. Charles, Jefferson and Lincoln counties
Most Missouri counties follow the state tax sale law. Properties with delinquent taxes are offered at the county collector's tax sale, held each year on the fourth Monday in August. A buyer at the sale gets a certificate of purchase, not the house itself.
- The owner generally has one year to redeem by paying back the buyer's bid, interest and costs.
- The buyer has to send notice of your right to redeem at least 90 days before they can get a deed.
- If the property doesn't sell the first year, it can be offered again at later sales, where the rules and redemption periods can be shorter.
- Once the tax sale buyer gets the deed, the house is gone.
Your options if you're behind
| Option | Good when |
|---|---|
| Pay in full | You can cover it, which stops the penalties right away |
| Payment plan | Ask the collector's office if one is available for your account |
| Appeal the assessment | Your assessed value is too high. This helps next year's bill, not past-due taxes |
| Sell the house | The taxes, the house or the repairs have become more than you want to carry |
Selling a house with back taxes
You don't need to catch up on the taxes before you sell. At closing, the title company pays the collector everything owed (taxes, penalties, interest, and any redemption) out of the sale money. Whatever is left after that and any mortgage is yours.
We buy tax-delinquent houses as-is across St. Louis City and St. Louis, St. Charles, Jefferson and Lincoln counties. We pay all the closing costs, make an offer within 24 hours, and can close before the sale date when the timing allows.
Common questions
Can I sell my house if it's already in a St. Louis City land tax suit?
Usually, yes, as long as the Sheriff's sale hasn't happened. The title company pays the delinquent taxes and suit costs at closing.
What if my house already sold at the county tax sale?
You may still be able to redeem it. Redeeming means paying back the buyer with interest and costs. Selling can pay for that at closing. Move quickly, because the redemption window doesn't last.
Will you pay the back taxes?
The back taxes are paid from the sale at closing, like a mortgage payoff. We factor them into the offer, and you never have to bring money to the table for them.
How do I check how much I owe?
Look up your parcel on the City of St. Louis Collector of Revenue site or your county collector's site. Or call us and we'll help you look it up.
This guide is general information for Missouri homeowners, not legal, tax or financial advice. Laws and local procedures change. Talk to a Missouri attorney, CPA or HUD-approved housing counselor about your situation. HJ House Buyers is a real estate investment company, not a law firm or real estate brokerage.