If your New Jersey property taxes are delinquent, the collector (on behalf of the municipality) can sell your home at a public auction, subject to your right of redemption. After the sale, the purchaser gets a "certificate of sale." If no one buys the home at the sale, the municipality gets the certificate of sale.
But the person or entity that gets the certificate of sale can't get ownership of your home right away. You'll get some time to get caught up on the overdue amounts before this happens.
However, you'll most likely eventually lose the property permanently if you don't pay off the debt during the redemption period after the sale. That's because the purchaser gets the right to foreclose to get title (ownership) of your home if you don't pay up.
People who own real property have to pay property taxes. The government uses the money that these taxes generate to pay for schools, public services, libraries, roads, parks, and the like. Typically, the tax amount is based on a property's assessed value.
If you have a mortgage on your home, the loan servicer might collect money from you as part of the monthly mortgage payment to later pay the property taxes. The servicer pays the taxes on your behalf through an escrow account. But if the taxes aren't collected and paid through this kind of account, you must pay them directly.
When homeowners don't pay their property taxes, the overdue amount becomes a lien on the property. A lien effectively makes the property act as collateral for the debt. All states have laws that allow the local government to sell a home through a tax sale process to collect delinquent taxes.
In New Jersey, you might lose your home if you don't pay the property taxes.
At the public auction, the property is sold (subject to the right of redemption) to the person who offers the lowest interest rate on the tax debt, which can't exceed 18%. But if at the sale a person offers a rate of interest less than 1%, or at no interest, that person may, instead of an interest rate, offer a premium over the tax amount due, including assessments and charges, and the home is sold to the bidder who offers to pay the tax amount, plus the highest amount of premium. (N.J. Stat. § 54:5-32 (2025).)
The purchaser gets a certificate of sale. (N.J. Stat. 54:5-46 (2025).)
Before the sale takes place, the tax collector must generally provide you with notice by mail, publication, and posting.
At any time before the sale, the taxpayer may pay the amount due plus interest and costs and stop the sale. (N.J. Stat. § 54:5-29 (2025).)
In many states, the homeowner can redeem the home after a tax sale by paying the buyer from the tax sale the amount paid (or by paying the taxes owed), plus interest, within a limited amount of time. Exactly how long the redemption period lasts varies from state to state, but usually, the homeowner gets at least a year from the sale to redeem the property. In other states, though, the redemption period happens before the sale.
In New Jersey, the length of the redemption period depends on whether a third party was the winning bidder at the sale and whether the home is vacant.
The winning bidder must wait two years after the tax lien sale before filing a complaint in court to foreclose. (N.J. Stat. § 54:5-86 (2025).) So, you get at least two years after the sale to pay off the tax debt if a third party bought the lien at the sale.
If no one bids on the lien at the tax lien sale, the municipality must wait for six months before starting the foreclosure. (N.J. Stat. § 54:5-86 (2025).)
If you've abandoned (that is, permanently moved out of) the home and the property meets specific criteria under state law, the foreclosure can start immediately after the tax lien sale. (N.J. Stat. § 54:5-86 (2025).)
You can redeem at any time up until the court enters a judgment in the foreclosure. (N.J. Stat. § 54:5-86, § 54:5-87 (2025).)
To get ownership of your home, the purchaser that bought the property, or the municipality if no one else bids, must foreclose your right of redemption.
After the redemption period expires, the purchaser or municipality can begin a foreclosure by filing a complaint (a lawsuit) with the Superior Court. (N.J. Stat. § 54:5-86 (2025).) The court will eventually enter a judgment, which eliminates the right to redeem. (N.J. Stat. § 54:5-86, § 54:5-87 (2025).)
Under New Jersey law, property owners or their heirs can protect their equity by demanding, in writing and before the court enters final judgment in a tax lien foreclosure, that the property be sold at a judicial sale (sheriff's sale) or through an online auction. The law requires that property owners be notified of their right to request such a sale when a foreclosure complaint is filed. (N.J. Stat. § 54:5-98.1, § 54:5-98.2 (2025).)
This law ensures that New Jersey property owners are protected from losing all equity in their home during a tax foreclosure. After the sale, any surplus funds (equity remaining after payment of taxes, costs, and fees) must be returned to the former property owner or their heirs. (N.J. Stat. § 54:5-98.1, § 54:5-98.2 (2025).)
This law amended the state's laws to comply with the U.S. Supreme Court decision in Tyler v. Hennepin County, 598 U.S. 631 (2023). In that case, the Court held that surplus proceeds from tax foreclosure sales must go to the foreclosed owner, who is entitled to just compensation under the Fifth and Fourteenth Amendments. The Court reasoned that retaining more than what is owed constitutes a governmental taking without just compensation.
Even though you'll get a redemption period after a New Jersey tax sale, in most cases, it's better to take action before you become delinquent on your taxes to make them more affordable.
You could, for example, find out if you meet the criteria for a property tax abatement or request a change in the property's assessment if you feel your assessed property value isn't reflective of the fair market value.
If you're already facing a property tax sale in New Jersey and have questions (or need help redeeming your property), consider talking to a foreclosure, tax, or real estate lawyer.