Behind on Property Taxes in Arizona? Here’s What Happens

What Happens If You Are Behind on Property Taxes in Arizona?

If you fall behind on your property taxes in Arizona, the county does not take your land right away. First, they sell a “tax lien” to an investor to cover the debt. You then have three years to pay back the taxes plus interest (this is called redeeming) before the investor can foreclose and take ownership of your property.

Why This Matters for Landowners

Owning vacant land is different than owning a house. You don’t live there, so you might not check the mailbox for that property often. It’s easy to miss a bill.

Also, land often has lower taxes than a house. You might think missing a small bill isn’t a big deal. But the penalties are the same. Even a small unpaid bill can lead to losing a valuable piece of property.

Here are three terms you need to know:

Tax Lien – This is a legal claim against your property. When you don’t pay your taxes, the county sells this claim to an investor at an auction. The investor pays your taxes for you, but now you owe the money (plus interest) to the county to clear the lien.

Redemption Period – This is your “safety zone.” In Arizona, you have a specific amount of time—usually three years—to pay off the back taxes and interest. If you pay it during this time, you remove the lien and keep your land.

Foreclosure – This is the final step. If you do not pay the taxes by the end of the redemption period, the investor who bought the tax lien can take you to court. If they win, they get a deed to your land, and you lose the property completely.

Example: Sarah’s Land in Pinal County

Let’s look at a real-world example. Sarah inherited a 5-acre plot of land in Pinal County. She lives in another state and forgot to update her address with the county. She missed her tax bills.

Here is what her timeline looks like:

In this example, Sarah has a choice. She can pay the total amount (which has grown from $400 to nearly $800 or more with fees) to keep the land. Or, she can sell the land before February 2026 and walk away with cash.

The “Ostrich Strategy” Doesn’t Work

When bills pile up, it is tempting to bury your head in the sand. We call this the “Ostrich Strategy.”

It feels easier to ignore the letters from the county. You might think, “It’s just a raw piece of dirt, they won’t really take it.”

But they will.

Arizona has a very structured process. The county wants their money. Investors want a return on their investment. If you ignore it, the legal machine keeps moving forward. The worst part is that you lose all the value of your land.

If your land is worth $20,000 and you owe $1,000 in taxes, losing the land to foreclosure means you lose that $19,000 in equity. You get nothing.

How Probate Can Trigger a Tax Lien

One of the most common ways people lose land to tax liens is during probate. This happens when a landowner passes away, and the family is trying to sort out the estate.

Many people assume that because a property is in probate—the legal process of distributing a deceased person’s assets—the bills pause.

This is a dangerous myth. The tax man does not wait for probate.

Even if the court is still deciding who gets the land, the county still expects taxes to be paid. If they aren’t, the 3-year foreclosure clock keeps ticking.

Here is how families often get trapped:

• The Mail Stops: When the owner dies, the tax bills might still be going to their old address. The children or heirs never see the bill.
• Frozen Accounts: The family might have the money to pay, but the bank accounts are frozen until the court appoints an executor. This can take months.
• Confusion: One sibling thinks the other sibling paid it. In the confusion, no one pays it.

If the probate process drags on for two years, and the taxes were already a year behind, the property could be lost to foreclosure before the heirs even legally own it.

The takeaway: If you’re dealing with an inherited property, check the tax status immediately on the County Treasurer’s website. Do not assume “the lawyers are handling it.”

You Don’t Have to Pay Cash to Fix It

Many landowners think they have to pay off the back taxes before they can sell the land.

This is a common myth.

You can actually sell your land while you still owe taxes. This is often the best solution if you don’t have the extra cash to pay the county.

Here is how it works when you sell to a buyer like Front Porch Land Group:

• We Agree on a Price: We make you a cash offer for the land.
• We Open Escrow: We send the paperwork to a title company.
• Title Finds the Taxes: The title company sees that you owe back taxes.
• We Pay the County: At closing, the title company takes the money for the taxes out of the sale price and sends it directly to the county.
• You Get the Rest: You get the remaining cash.

You never have to write a check to the county. The debt is paid from the proceeds of the sale.

Don’t Wait Until the Last Minute

The foreclosure process takes time, but you don’t want to cut it close.

Once an investor files for foreclosure, it gets much harder (and more expensive) to stop the process. You might have to pay their legal fees on top of the taxes.

It is always better to act early.

If you are within that three-year redemption period, you still have full control. You can sell the land, pay off the debt, and keep the profit.

Dealing with Inherited Land

This situation is very common with inherited property. Maybe your parents bought land in Arizona twenty years ago.

When they passed away, the mail stopped coming. You might not have even known taxes were due.

Suddenly, you find out there is a lien on the property.

Don’t panic. This happens to a lot of families. The important thing is to verify the dates. Call the County Treasurer’s office. Ask them two questions:

1. What is the total amount due?
2. Has a tax lien been sold?
3. When does the redemption period end?

Once you have those answers, you can make a plan.

We Can Help You Clear the Slate

Selling land with tax issues can feel overwhelming. You might be worried about complicated paperwork or dealing with the county.

At Front Porch Land Group, we handle this every day.

We are used to seeing back taxes. It doesn’t scare us away. We can look up your property, see exactly what is owed, and make you a fair cash offer that covers the taxes and puts money in your pocket.

We handle the title work. We talk to the county. We make sure the old debts are paid off so you don’t have to worry about them anymore.

It’s about getting peace of mind. You trade a stressful tax bill for a check in the mail.