Tax Delinquent Property in Fresno? Sell Before the County Auction

In California, property taxes are due in two installments: November 1 and February 1. If you miss both payments for five years, Fresno County Tax Collector can declare your property 'tax defaulted' and sell it at a public auction. California's penalty rate is 1.5% per month (18% annually) on top of the original tax debt. On a $5,000 annual tax bill, five years of delinquency can result in $15,000–$25,000 in penalties alone.

Fresno County holds its tax defaulted property auction annually, typically in February or March, through GovEase.com. Properties are listed 30 days before the auction. At auction, the county keeps enough to cover all back taxes, penalties, and fees. Any remaining proceeds go to the former owner — but only if claimed within one year. In practice, many homeowners receive far less than market value, or nothing at all if the auction price barely covers the tax debt.

When you sell to Alder Heritage Homes, the title company pays off all delinquent property taxes, penalties, and fees directly to Fresno County at closing. You don't need to come up with the back taxes upfront. The sale proceeds pay the tax debt, and you receive the net equity after all liens are cleared. This is the same process as any other home sale — the tax lien is simply listed as a payoff item on the closing statement.

You have three options: (1) Redeem the property by paying all back taxes, penalties, and fees in full — contact the Fresno County Tax Collector at (559) 600-3482 for your exact redemption amount. (2) Enter a 5-year installment agreement under California Revenue and Taxation Code Section 4217 — requires 20% down and four annual payments. (3) Sell the property before the auction — the fastest way to preserve your equity if you can't afford to redeem.