Dear Premium members:
We are profiling the Jefferson County Colorado
In Colorado you will find tax sale information at the Treasurer's office.
Don't forget the Assesor's office: http://www.co.jefferson.co.us/ats/splash.do
and the Clerk's office: http://www.jeffco.us/cr/index.htm
on the Jefferson County Treasurer's website and register for the sale.
You will also need you to fill out a W9 form, sign it and send it in
to the county along with a voided check. This needs to be done this
week. You will send it to:
Jefferson County Treasurer
100 Jefferson County Parkway, Suite 2520
Golden, Colorado 80419
Register with SRI
Go through the County's Power Point presentation.
Download it from this page:
For your convenience, I converted it to PDF format
so you can view the same presentation at:
Download the list in Excel format if you can:
**Please note that you can get a free version of
Open Office that will allow you to use Word, Excel or Powerpoint
My first screen is always for redemptions. I am sorry to
say that Jefferson County only updates a separate file with the
redemptions. So, although they are way ahead of the game on training,
updating the redemptions in this manner is sorely lacking.
here is a download link of the Excel file with redemptions highlighted
in red and partial payments highlighted in blue.
Take this file and remove all of the rows listed in red. These have been redeemed.
of Monday, the county listed a new update of redemptions and I have
included those as a darker shade of red. You can find this list posted
Again, this is a frustrating way to present redemptions, but I have seen it done this way before.
brings up a point that is extremely important. In this game, it doesn't
pay to prepare well ahead because last-minute redemptions are common.
Even comparing the list from screen one to screen two, you can see
Sorting using a Spreadsheet
using a spreadsheet, such as Excel or Open Office, first highlight the
entire area usually starting from just below the column headers all the
way to the bottom. You can typically do this by clicking on the A2 cell
and holding the shift button while scrolling to the end of the data.
This is important, so please ask a friend if you don't know how to
Next, go to Data, Sort and you will see the column
names if they are labeled, otherwise they will be column A, B, C, etc.
Now, you can sort in ascending or decending order.
what it should look like. Note, I did not use the Schedule Number as a
sort, it is only shown as the first column listed.
remember that the liens in red or purplish red have been redeemed. I
could have just as easily deleted these rows. In fact, I will soon. To
delete a row, simply click on the row number at the far left so that it
highlights the entire row, then you can right click and delete or edit
Here is the file with red highlights deleted:
things are just not worth your time and should be removed. Please look
through the list and note items of concern, such as "1/2 Mineral
Interest" and "Unbuildable" and remove these items.
Here is the updated list with these items removed. You will find these listed on the column entitled Message1.
7 = State liens. This
is probably not worth your time researching. State liens are not
removed through the tax lien process so, consider screening these out
like I have.
Liens (Interest only)
If you would like to continue on, please consider these screens:
of the first things to note is the partial payments shown in blue. This
tells me that these individuals and companies are motivated to pay
their taxes so the probability of redemption is high. In other words,
they will most likely pay and you will earn your interest, but your
chance of foreclosure is limited.
The partial payments are listed shown with the balance remaining on the column to the right of the original balance due.Improvements vs. Land
property always has a higher liklihood of being redeemed. However, you
can check the property address versus the owner's address and learn if
the property is owner-occupied or a rental or vacation property.
Rentals and vacation properties have a lower chance of redemption.
Consequently, if you are looking to turn a lien into a deed, you will
want to focus your energy on non-owner occupied properties.
usually always has a lower probability of redemption. In other words,
most people are willing to give up lots, land and rental properties,
but their owner-occupied homes are the last to go.
Finally - Don't Pay Too Much
other screens, I have added a column that includes my maximum bid so I
know where to stop. Based upon the previous two years, a reasonable
maximum overbid is about 2.5%. Please know that your maximimum overbid may
be zero or 5%. That depends upon your level of risk.
me explain. You will actually bid the amount. So, if the lien amount is
$1354.23, that will be your initial bid. You then have the option to
bid a higher amount say $1355.23 or $1356.23. However, remember that
you do not receive interest or get any of the overbid back. I you are
the winning bidder at $1356.23 and the original lien amount is $1354.23
you have bid $2 over the original amount. In percentage terms, your
overbid is only 0.15%. To stay below a maximum cutoff of 2.5% over, you
should not exceed about $33 over or a total bid of $1387.23.
You will receive 10% interest on $1354.23 only.
If you plan
on bidding on residential houses or what I call high quality liens, you
will probably have to include an overbid. If you are bidding on land,
lots or commercial properties, your competition may be limited so your
overbid will not have to be as high.
Wishing you the best,
P.S., Remember the sale is Today...Thursday, October 21.
Login to SRI and find the Colorado link under auctions.
Here is what the sale will look like:
that you can place your bid to the right. Also, you can sort the list
by ending time, title or price. Please take your spreadsheet list and
compare it to the schedule number for any liens you are interested in
buying. The sale ending time is shown below each lien.