Delaware Tax Deed & Tax Lien Sales 2026

How tax sales work in Delaware

Delaware is small enough that the three counties and the City of Wilmington account for almost all activity. Each collects delinquent property taxes through a court process known as monition. The county files a monition against the property in Superior Court, the sheriff posts notice, and if the taxes remain unpaid the court authorizes a sheriff’s sale. The sheriff auctions the parcel to the highest bidder, the sale is returned to the court for confirmation, and after the redemption period the sheriff delivers a deed. New Castle County and Wilmington also sell properties for unpaid sewer and municipal charges through the same route, and the county lists are published on their websites.

Redemption and interest

The owner or any lienholder may redeem within 60 days after the court confirms the sale. To redeem they must pay the purchase price plus a statutory percentage on top of it, together with costs; county materials commonly cite 15 percent, but confirm the current figure for the county in question. If redemption occurs, the buyer receives the purchase price and the penalty and the sale is set aside. If not, the deed issues and the buyer takes the property subject to any liens that were not divested by the proceeding.

When and where sales happen

Sheriff’s sales are scheduled by each county sheriff, usually monthly for New Castle County and less often in Kent and Sussex. Monition tax sales are held alongside mortgage foreclosure sales, so read the docket to separate the two. Sales are held in person at the courthouse or a designated location, with terms that generally require a deposit at the fall of the hammer and the balance within a set number of days.

What to check before you bid

Pull the court file to see who was served; liens held by parties not properly noticed may survive. Check for mortgages, condominium and HOA liens, and state or federal tax liens. Confirm whether the property is occupied and whether the sale is a tax monition or a mortgage foreclosure. Verify the sheriff’s terms on deposit, payment deadline and transfer tax, and confirm whether the county charges a buyer’s premium. Inspect from the street only; no interior access is offered.

How AuctionScouts helps here

AuctionScouts monitors county sheriff and municipal monition sale postings in Delaware, scores each parcel from 0 to 100, and flags recorded liens likely to survive. The calendar tracks confirmed sale dates as the sheriffs publish them.