If you lose your home to a tax sale in Oklahoma, you probably cannot get it back afterwards – unless certain limited circumstances apply. For most homeowners, this means you’ll have to pay off the delinquent taxes (plus various other amounts) before the sale is finalized in order to avoid losing your home. However, if you meet some very specific criteria, you might be able to stop the county treasurer from conducting a tax sale in the first place.
Keep reading to find out which homeowners get the right to reclaim their home after losing it in a tax sale and under what circumstances you might be exempt (excused) from a tax sale in Oklahoma.
If you fall three years behind in paying your property taxes in Oklahoma, the county treasurer will most likely sell your home at a tax sale. After the sale, the new owner will get a deed (title) to your home and, in most cases, you’ll lose ownership permanently. (For details on the tax sale process in Oklahoma, see What Happens If I Don't Pay Property Taxes in Oklahoma.)
In Oklahoma, you can pay off the past-due amounts so that you can keep your home at any time before the county treasurer deeds the home to a new owner (Okla. Stat. Ann. tit. 68 § 3113). This is called “redeeming” the home.
Cost to redeem. To redeem the home, you must pay all accumulated taxes, interest, and costs (Okla. Stat. Ann. tit. 68 § 3113).
Sometimes, state law permits a homeowner who loses his or her home to a tax sale to get the house back by catching up on the delinquent amounts or by paying the purchaser the amount he or she paid at the sale, plus various other amounts. This is also called “redeeming the home.”
Most homeowners in Oklahoma cannot redeem after the new owner gets a deed to the property.
In Oklahoma, minors and mentally incapacitated (or partially incapacitated) persons get a year to redeem the home after the disability ends (Okla. Stat. Ann. tit. 68 § § 3113, 3131).
Cost to redeem. The amount required to redeem is the delinquent taxes plus interest and penalty (though not more than 10% per year) (Okla. Stat. Ann. tit. 68 § 3113).
Some homeowners in Oklahoma can get an exemption from a tax sale. This means your home cannot be sold at a tax sale even if you’re behind in paying your property taxes.
Who qualifies for a tax sale exemption. The county treasurer won't conduct a tax sale if:
How to get a tax sale exemption. You must submit an application (along with supporting evidence) to the county treasurer before your property is sold at a tax sale (Okla. Stat. Ann. tit. 68 § 3105).
To find the statutes governing tax sales in Oklahoma, go to Title 68, § § 3101 through 3147 of the Oklahoma Statutes.