LAND TAX SALE SET FOR AUG. 22, BUT DON'T EXPECT BARGAIN BUYS

JACKSON -- Cape Girardeau County Collector Harold Kuehle will holding his annual delinquent land tax sale next week, but don't look for any bargain prices.

State law requires county collectors to publish a list three times in July of landowners who are three years behind in paying property taxes. If delinquent taxes go back three years, the collector is required to auction the property for back taxes.

The delinquent tax sale will be Monday at 10 a.m. on the steps of the county courthouse in Jackson.

But of the 316 parcels first advertised on July 11, only 79 were left as of Tuesday morning. By sale day, Kuehle expects the list could drop to as few as 15.

Based on past experience, the parcels left to be sold will be small lots that could not be developed or parcels that not only have taxes to be paid but also liens for things like back sewer taxes or street-paving bills.

Kuehle advised anyone wanting to buy property at the sale to do research first.

"When they buy this they buy everything that goes with it, including all other bills," said Kuehle. "All we are selling this for is back taxes."

He explained that any amount the county receives greater than taxes owed is paid the owner.

County Assessor Jerry Reynolds said 30 years ago it was not unusual for good land to go for the cost of taxes, but it doesn't happen much anymore.

"There is some land in some counties that might be landlocked on a hillside that is not worth it, even for the taxes," said Reynolds. "There will be a little something sold, but generally, if it has value, it is not going to be sold."

Reynolds said all a property owner has to do to get on the sale list is to fail to pay taxes for three years. Paying at least one year's taxes will take the property off the sale list.

Kuehle said some property owners are upset to find out their names will be published. But, he said, statutes are clear, and if back taxes are not paid by a certain date the land must be advertised.

Delinquent tax notices were sent out in April.

"We are going to do everything we can to let people know they owe delinquent taxes," said Kuehle. "I am not in the business to sell land; my business is collecting taxes."

There are a variety of reasons why property reaches the point of being sold for back taxes. Some property owners just don't pay their taxes until the last minute, while others are surprised to find out they have a delinquent tax bill.

But Kuehle said there are some legitimate reasons for selling property for back taxes. Sometimes this is the best way to clear up a title or to resolve disputes in an estate with too many heirs who can't get together on selling property.

For land bought at tax sales, it takes two years to receive a clear title. An original owner may buy the land back after it has been sold for taxes by paying whatever was paid at the sale plus a 10 percent annual interest payment. After two years the collector's office can issue a collector's deed providing clear title to the property. Before the deed is issued, the new owners are required to have a title search conducted.

Kuehle advised anyone interested in buying property to research it thoroughly for liens. He said several potential buyers have already gotten lists and checked them out with the recorder's office.

An assistant prosecuting attorney will be at the sale to help answer questions.

He recalled one woman several years ago purchased a vacant lot in Jackson for $40, only to find out there was a $1,500 paving bill due the city that went with it. After learning of the bill, the woman paid no more taxes and it was offered for sale again.

"The bottom line is nobody is going to get rich doing this, based on my previous experience," said Kuehle. "But this might be the year something good comes up. You never know."