What Happens If I Don't Pay Property Taxes in Washington?

If your Washington property taxes are three or more years delinquent, you could potentially lose your home to a tax sale after a foreclosure process. Fortunately, a tax sale usually only happens if you don't respond to notice from the tax collector about getting caught up.

But if you let the tax sale go through, you'll most likely lose ownership of your property.

How Property Taxes Work

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, including Washington, have laws that allow the local government to sell a home through a tax sale process to collect delinquent taxes.

Washington Property Tax Due Dates

In Washington, the first half of your property taxes is due by April 30, and the second half of your property taxes is due by October 31, each year. (Wash. Rev. Code § 84.56.020 (2025).)

What Are the Penalties and Interest for Delinquent Property Taxes in Washington?

The interest rate for all delinquent taxes for residential real property with four or fewer units per taxable parcel, including manufactured and mobile homes, is 9%. Penalties may not be assessed on residential real property with four or fewer units per taxable parcel, including manufactured and mobile homes. (Wash. Rev. Code § 84.56.020 (2025).)

What Are the Consequences of Not Being Able to Pay Property Taxes in Washington?

In Washington, once your yearly taxes are three years delinquent, the county can start a foreclosure. (Wash. Rev. Code § 84.64.050 (2025).)

After your property tax payment is three years overdue, the county treasurer will issue a certificate of delinquency, which is filed with the court clerk. (Wash. Rev. Code § 84.64.050). This filing starts the foreclosure process.

Notice of the Foreclosure

The county will serve you in person (or by publication in a newspaper and by mail) notice of the court action and a summons. You get 30 days to respond to the foreclosure action or pay the past-due amounts to stop the foreclosure. (Wash. Rev. Code § 84.64.050 (2025).)

A notice of sale is also posted publicly for ten days. (Wash. Rev. Code § 84.64.080 (2025).)

How to Stop a Tax Sale By Paying the Delinquent Amounts

You can pay the overdue amounts, including taxes, interest, and costs, and stop the foreclosure at any time before the close of business the day before the sale. (Wash. Rev. Code § 84.64.070 (2025).) Getting current on the delinquent amounts is called "redeeming" the property (see below).

Washington Tax Sale Procedures

If you don't cure the default, the court will issue a foreclosure judgment, and the county treasurer will sell your home at a public auction to the highest bidder. The minimum bid must be the owed amount of taxes, interest, and costs. The county treasurer then issues a tax deed, which gives title to your home to the winning bidder. (Wash. Rev. Code § 84.64.080 (2025).)

What Happens If No One Bids at the Sale?

When no one bids at the sale, the county is deemed the purchaser for the amount of all taxes, interest, and costs due, and acquires title in trust for the taxing district as if the property was purchased by an individual. (Wash. Rev. Code § 84.64.200 (2025).)

If the county later starts an action to quiet title for the property that it acquired at tax sale, the person who is entitled to redeem before the treasurer's deed was issued to the county has the right to redeem at any time after the action starts but before judgment. (Wash. Rev. Code § 36.35.190 (2025).)

Can I Get My Home Back After a Washington Tax Foreclosure Sale?

Some states allow a homeowner who loses their home to a tax sale to get the house back by paying off the overdue amounts or by reimbursing the purchaser for the amount paid at the sale, plus various other amounts. This is called "redeeming" the home.

In Washington, you generally don't get the opportunity to redeem your home after the tax foreclosure sale.

You Can Redeem Before the Tax Foreclosure Sale in Washington

In Washington, you get a three-year period before the sale to pay off the delinquent amounts (including taxes, interest, and costs). This is also called "redeeming" the home. You must make your payment before the close of business on the day before the auction. (Wash. Rev. Code § 84.64.070 (2025).)

How Much You'll Have to Pay to Stop the Foreclosure Sale

To prevent a foreclosure sale, you'll have to pay to the county treasurer:

• the delinquent amounts
• interest at the statutory rate charged on late property taxes from the date of the certificate of delinquency (which is the first step in the foreclosure process) until you redeem, and
• all additional taxes, interest, and costs that have accrued. (Wash. Rev. Code § 84.64.070 (2025).)

Certain Parties Can Redeem After a Tax Foreclosure Sale in Washington

In Washington, if the county treasurer forecloses on the home of a minor or legally incompetent person for the nonpayment of taxes, that person gets three years after the sale date to redeem the home. (Wash. Rev. Code § 84.64.070 (2025).)

In these cases, the redemption amount consists of:

• the sales price
• interest at the statutory rate charged on late property taxes, and
• the reasonable value of any improvements that the purchaser made to the property, less the value you get out of using the improvements (Wash. Rev. Code § 84.64.070 (2025).)

What Happens to My Mortgage in a Tax Foreclosure?

Because a property tax lien has priority, mortgages (and deeds of trust) get wiped out if you lose your home through a tax foreclosure process. So, if your loan isn't escrowed and you fail to pay the property taxes like you're supposed to, the loan servicer will usually advance money to pay delinquent property taxes to prevent a tax sale from happening.

Most mortgages have a clause allowing the lender to add the amount it paid to bring the taxes current to your loan balance. You'll then have to make repayment arrangements with the servicer or potentially face a foreclosure by your lender.

What Options Do I Have If I Can't Afford to Pay My Property Taxes in Washington?

Washington has a tax deferral program, which allows homeowners with limited income to postpone paying a portion of their property taxes on their primary residence. Under this program, the state pays the second half of the property taxes on behalf of the homeowner, and this deferred amount becomes a lien on the property. It must be repaid upon the sale or transfer of the home. Homeowners have to meet certain criteria, such as the property must be your primary residence, and your income must be below certain limits, among other eligibility requirements. (Wash. Rev. Code §§ 84.37.010 to 84.37.903 (2025).)

Or you might qualify for an exemption from all or part of your property tax on your residence. Older homeowners and disabled homeowners sometimes qualify for an exemption. Some counties offer payment plans. Contact your county treasurer's office to learn what options are available where you live.

Getting Help If You Have Delinquent Property Taxes in Washington

If you're already facing a property tax foreclosure in Washington and have questions or need help redeeming your property, consider talking to a foreclosure lawyer, tax lawyer, or real estate lawyer.