Montrose County, Colorado

Oct 29, 2026 · in 28 days· 09:00 AM

Tax Lienscheduledvia County site

Parcels

1 land-only hidden

Opening bids

$5,990,028

all parcels priced

Redemption

1095 days

13% flat penalty

Quiet title

$2K–$5K

typically required

CO caveats

THE LIEN NO LONGER BECOMES THE PROPERTY. Since 1 July 2024 (HB24-1056) the county auctions an option for a treasurer's deed to the highest bidder rather than deeding the parcel to the certificate holder, who takes it only if no one bids above the minimum. Colorado is now an interest-only instrument in the ordinary case. Do not model a Colorado lien on the deed remainder, and discount every pre-2024 Colorado guide accordingly.
THE PREMIUM IS A DEAD LOSS, NOT AN INVESTMENT. Colorado bidders compete by bidding a premium above the taxes owed, and per the El Paso County treasurer that overbid "is credited to the county general fund and is not recovered by the investor". It is never returned and it earns no interest — interest accrues only on the tax amount. The real yield is therefore 13% x taxes / (taxes + premium), and a bidder who pays a 30% premium has turned a 13% instrument into a 10% one while also losing the premium outright. The tier below is the statutory rate on the taxes, not the yield on the money spent.
THE RATE IS RESET EVERY YEAR AND THIS ENTRY IS ONE YEAR'S NUMBER. C.R.S. 39-12-103(3) fixes it at nine points over the federal discount rate on 1 September, so the 13% here belongs to liens sold in 2026. A lien keeps its own sale year's rate, which means a portfolio bought across several years earns several different rates.
An unredeemed certificate expires on the fifteenth anniversary of the sale. A holder who neither redeems nor pursues the deed option loses the lien entirely.
quietTitle costs here are a placeholder and have not been reviewed by the operator, and they price a deed process that has existed only since July 2024.

Montrose County rulesstate defaults

Sale type: Tax Lien
Redemption period: 3 years from sale
Investor return: 9 points above federal discount rate, set annually; premium/bid-down format varies by county
Governing statute: Colorado Revised Statutes Title 39, Art. 11
Population: 44,806 residents

Notes

Many counties run online lien auctions in Oct/Nov.

Inherited from Colorado rather than researched for Montrose: type, redemption, returns, statute, notes.

Parcels — ranked by assessed value over opening bid

Show 1 land-only parcel(s)

Parcel	Address	Opening bid	Assessed	Spread	Status
R0007336	202 S Church Avenue · Olathe, CO 81425	$84,848	—	—	pending
R0007229	324 ELM ST · NUCLA, CO 81424	$90,000	—	—	pending
R0005961	401 S 2ND ST · OLATHE, CO 81425	$118,437	—	—	pending
R0018672

Spread is not profit.It compares the opening bid to the county's assessed value, which is not market value — Colorado assesses residential property at two rates since SB24-233. For school district purposes the 2026 residential rate is 7.05% of actual value; for local government purposes 6.95% is applied to actual value less the lesser of 10% of actual value or $70,000 as adjusted for inflation, an effective rate near 6.26% below $700,000. Commercial and agricultural property is 25% for 2026, down from 27% in 2025. This entry uses the school rate, the higher of the two residential figures. Open a parcel to run the full max-bid analysis, which accounts for the assessment ratio, surviving liens, quiet title, and holding costs.