Short answer

If your Georgia property was sold at a tax sale for unpaid property taxes, you have the right to redeem it at any time within 12 months of the sale—and sometimes longer, until the right is foreclosed by notice. After 12 months, the purchaser can start the process to foreclose the right to redeem, but until that process is complete, you may still redeem by paying the required amount in full.

Why it matters

Understanding the Georgia tax sale redemption period is crucial because:

  • You may still have a valuable right, even after losing the property at a tax sale.
  • The right to redeem can allow you to recover your property or sell your redemption right to someone else.
  • Missing the redemption window means losing all rights to the property, often permanently.
  • The redemption price includes a premium, and waiting can make redemption more expensive.
  • If you act in time, you can regain title to your property, subject to any liens that existed at the time of the tax sale.

For example, if you have equity in the property or if the property is important to your family or business, knowing your exact deadlines and costs can help you make an informed decision about whether to redeem, sell your right, or let the process run its course.

Steps

If you are the former owner of property sold at a Georgia tax sale, here’s how to approach your options:

Confirm the type of sale Check your paperwork to see if the sale was a standard tax sale or a judicial in rem tax foreclosure. Most are standard, but some counties use the in rem process (with a 60-day redemption period).

Determine who can redeem The former owner, or anyone with any right, title, interest, or lien on the property, may redeem. If you wish, you can sell your right to redeem by quitclaim deed to a buyer, who may then redeem.

Calculate your redemption period For a standard tax sale, you may redeem at any time within 12 months of the sale date. After 12 months, you may still redeem until the purchaser forecloses the right to redeem by serving a notice (barment notice) through the sheriff. The notice must give at least 45 days before the right ends.

Understand the redemption price The redemption price is: The amount paid at the tax sale Plus any taxes and special assessments paid by the purchaser after the sale Plus a premium of 20 percent of that total for the first year or fraction of a year Plus 10 percent for each year or fraction of a year after that If you redeem more than 30 days after the notice, sheriff’s service and publication costs are added The full amount must be paid in certified funds—no partial payments.

Decide whether to redeem or sell your right You may redeem the property yourself, or sell your right to redeem to another party (such as an investor or even the tax deed purchaser). What a buyer will pay depends on the equity above the redemption price, liens that survive redemption, the property’s condition, and how much time is left.

Complete the redemption or sale If redeeming, pay the full redemption price to the tax deed purchaser in lawful money. If selling your right, use a quitclaim deed and ensure you are paid before the redemption deadline. Upon redemption, the purchaser must sign a quitclaim deed back to you. Any liens that existed at the time of the tax sale (such as a mortgage) will still be attached to the property.

If no redemption occurs If no one redeems and the right is foreclosed, the purchaser’s title becomes absolute. A recorded tax deed also ripens by prescription four years after it is recorded.

Example

Illustrative Example:

Suppose your property was sold at a Georgia tax sale on June 1, 2023, for $50,000. The purchaser paid $2,000 in taxes after the sale. You want to redeem in August 2024.

  • The redemption price is:
    • $50,000 (sale price)
      • $2,000 (taxes paid after sale)
    • = $52,000
      • 20 percent premium for the first year: $10,400 (since August 2024 is within the first year after the sale)
    • = $62,400 total redemption price

If you redeem after June 1, 2024 (after 12 months), the purchaser can serve a notice of foreclosure of the right to redeem. If you receive such a notice, you must redeem before the date stated in the notice (at least 45 days after the notice is served), or your right will be lost.

Key Point: You may sell your right to redeem by quitclaim deed to a buyer, who may then redeem. The value of your right depends on the equity, liens, and time left before the right is foreclosed.

Common pitfalls

  • Missing the 12-month window: Many former owners believe their right to redeem ends exactly at 12 months, but it can last longer until the right is foreclosed by notice. However, waiting increases costs and risk.
  • Ignoring the notice of foreclosure of the right to redeem: If you receive a barment notice, you must act before the deadline stated in the notice. After that, your right is lost.
  • Not understanding the redemption price: The premium is 20 percent for the first year or fraction, then 10 percent for each year or fraction after. Sheriff’s costs may be added if you redeem more than 30 days after notice.
  • Confusing tax sale with mortgage foreclosure: Georgia tax sales are a different process from mortgage foreclosure. The rules and timelines are not the same.
  • Assuming liens are wiped out: Any liens (like a mortgage) that existed at the time of the tax sale survive redemption and return with the property.
  • Overlooking the option to sell your right: If you cannot or do not wish to redeem, you may be able to sell your right to redeem to another party before the deadline.
  • Not checking the type of sale: Some counties use judicial in rem tax foreclosure, which has a 60-day redemption period. Always check your paperwork.
  • Confusing excess funds with redemption rights: Any excess funds from the sale are a separate claim with the official who held the sale, not part of the redemption process.

Summary

  • After a Georgia tax sale, the former owner has the right to redeem the property within 12 months, and sometimes longer until the right is foreclosed by notice.
  • The redemption price includes the sale amount, taxes paid after the sale, special assessments, and a 20 percent premium for the first year, then 10 percent for each year after.
  • The right to redeem can be sold by quitclaim deed to another party, who may then redeem.
  • Redemption restores title to the former owner, subject to any liens that existed at the time of the tax sale.
  • Missing deadlines or misunderstanding the process can result in permanent loss of the property. Next steps:
  • Review your tax sale paperwork to confirm the type of sale and your deadlines.
  • Consult with a real estate attorney to calculate your redemption price, understand your options, and document any sale of your right to redeem. This page is general information and does not create an attorney-client relationship.

Important information

Attorney advertising. Responsible attorney: Christian Cruz, Esq., Georgia Bar Number 238836. Office: CRUZ LAW FIRM, 160 W Camino Real, 589, Boca Raton, FL, 33432.

This page is general information about Georgia law, not legal advice. Reading it does not create an attorney-client relationship, and no such relationship is formed until we have a signed written agreement.

Fee arrangements depend on the posture of the matter and are set out in a written agreement before any work begins. We are glad to explain how fees would work in your situation when we speak.

FAQ

How long do I have to redeem my property after a Georgia tax sale?

You may redeem your property at any time within 12 months of the tax sale, and sometimes longer until the right to redeem is foreclosed by notice. After 12 months, the purchaser can serve a notice of foreclosure of the right to redeem, giving you at least 45 days to act.

Who can redeem property sold at a Georgia tax sale?

The former owner and anyone with any right, title, interest, or lien on the property may redeem. The right to redeem can also be sold by quitclaim deed to another party, who may then redeem.

What is the redemption price after a Georgia tax sale?

The redemption price is the amount paid at the tax sale, plus any taxes and special assessments paid by the purchaser after the sale, plus a premium of 20 percent for the first year or fraction, and 10 percent for each year or fraction after that. Sheriff’s costs may be added if you redeem more than 30 days after notice.

What happens to liens if I redeem my property?

If you redeem, the purchaser signs a quitclaim deed back to you, and any liens that existed at the time of the tax sale (such as a mortgage) return with the property.

Can I sell my right to redeem after a Georgia tax sale?

Yes, you may sell your right to redeem by quitclaim deed to another party, who may then redeem the property. The value of your right depends on the equity, liens, and time left before the right is foreclosed.