How Missouri’s Property Tax Sale Works
If you have fallen behind on St. Louis property taxes, the process can feel like a black box: tax sales, certificates of purchase, redemption, sheriff's auctions. Here it is in plain English, step by step, so you know exactly where you stand and how much time you have.
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Two Different Systems: County vs. City
Missouri does not have one single tax-sale process. Most of the metro — St. Louis County and Jefferson County — follows Chapter 140 RSMo, a non-judicial process run by the County Collector. The City of St. Louis follows a separate, judicial process run by the Sheriff under Chapter 92. Knowing which applies to your home is the first step, because the timelines differ.
The County Process (Chapter 140): Fourth Monday of August
In the counties, taxes that stay unpaid become delinquent and, after the required time, the parcel is advertised and offered at the annual tax sale held on the fourth Monday of August. A successful bidder receives a certificate of purchase — not immediate ownership. Per the St. Louis County Collector of Revenue, the parcels are published in advance, and you can pay what is owed before the sale to remove the property from the list.
The Redemption Window
After a first or second offering under Chapter 140, there is a one-year redemption period. As reflected in Missouri Statutes § 140.405, the owner can redeem during that period by paying the delinquent taxes plus interest and costs, and a buyer cannot obtain a collector's deed until the redemption period passes and strict notice requirements are met. This window is your leverage — it is how you keep control of the property and how a sale can resolve the whole thing.
The City of St. Louis Process (Chapter 92)
Inside the City of St. Louis, the process is judicial. After taxes are delinquent for years, the Collector files a suit, and later the City Sheriff auctions the property at a land tax sale, with bidding starting at the taxes owed. There is a court confirmation step before a sheriff's deed is issued. The City process has its own timeline and notices, so City homeowners should confirm their specific dates with the Sheriff and the City Collector of Revenue.
Why Understanding This Helps You Act
Once you can see the timeline, the panic eases. You usually have more time than you fear — but waiting until the sale is near limits your options and risks your equity. Paying before the sale, or selling the home during the redemption window, ends the process and protects what the home is worth. We explain how to use a sale to stop the auction in the next guide.
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