I've had several questions related to the upcoming Missouri tax sales, so I want to focus on these sales and also remind you that Mississippi sales are one week after the Missouri sales.

Once again, our calendar of events looks like this:

Missouri state law authorizes tax lien certificate sales for all counties (chapter 140, RSMo). Alternatively, first class charter counties and St. Louis City can opt to conduct tax deed sales (chapter 141 RSMo). The following are class 1 charter counties: Jackson County, St. Charles County, and St. Louis County.

Strictly speaking, then, Missouri is both a tax lien and a tax deed state in more than one way. At tax lien sales, you can choose to focus on fourth offering properties, where you are purchasing a deed. And at tax deed sales conducted by first class charter counties and St. Louis City, you are purchasing deeds. The difference with the latter sales is that you may have to spend more. According to Missouri law, the court has to approve a tax deed sale. Part of the approval process involves comparing the bid amount plus all other taxes paid to the appraisal, and making sure that it is at least 50 percent of the appraisal. If not, the judge may ask the bidder to increase his bid or be reimbursed if he refuses.

What does this all mean?

Missouri has a lot to offer, whether you want liens or deeds. And don't forget that many counties are relatively undiscovered, so consider adding the Midwest to your tax sale investing strategy.

The following are links to information on some upcoming tax lien and tax deed sales in Missouri.

Missouri Tax Lien Certificate Sales

Boone County
http://www.showmeboone.com/COLLECTOR = Collector's Office
http://www.showmeboone.com/COLLECTOR/WebPublish/RealEstate/deliquent.htm = Delinquent Tax Certificate Sale, Redeeming Tax Sales Property, and Collector's Deed
http://www.showmeboone.com/COLLECTOR/WebPublish/RealEstate/webtaxsalead.pdf = 2005 Tax Sale Properties

Cass County
http://www.casscounty.com/cassoffice.htm = Collector's Office contact information
http://www.mylocalgov.com/mcca/index.asp?countyname=cass = Collector's Office
per Collector's Office, have finished running property list in newspaper and no more copies of the list will be available in the office; can pick up a copy of the newspaper at: Belton Star Herald, 112 N. Scott, Belton, Missouri

Clay County
http://www.claycogov.com/text/collector = Collector's Office
http://www.claycogov.com/taxsale = 2005 Tax Sale Information
http://www.claycogov.com/county/offices/collector/documents/2005/general_information.pdf = 2005 Tax Sale General Information
http://www.claycogov.com/county/offices/collector/documents/2005/tax_sale_guidelines.pdf = 2005 Tax Sale Guidelines
http://www.claycogov.com/county/offices/collector/documents/2005/registration_affidavit.pdf = Registration and Affidavit
http://www.claycogov.com/county/offices/collector/documents/2005/tax_sale_list.pdf = Property List

Greene County
http://www.greenecountymo.org/spane/colhome3.php = Collector's Office
http://www.greenecountymo.org/spane/taxsale2.htm = Tax Sale Information
http://www.greenecountymo.org/spane/taxsalelist1.htm = Tax Sale List
http://www.greenecountymo.org/spane/taxsalecertificate.htm = Sample Tax Sale Certificate
http://www.greenecountymo.org/spane/affidavit03.pdf = Tax Sale Bidder Affidavit
http://www.greenecountymo.org/spane/taxsalefaqtes.htm = Tax Sale Frequently Asked Questions
http://www.greenecountymo.org/spane/research.htm = Tax Sale Property Research

Jefferson County
https://mylocalgov.com/mcca/index.asp?countyname=jefferson = Collector of Revenue's Office
no information online about tax sale
per Collector of Revenue's office, property list published in Jefferson Watchman Newspaper; property list will not be available online

Johnson County
http://www.jococourthouse.com/collector.htm = Collector's Office
per Collector's Office, have finished running property list in newspaper; office will have an updated list approximately August 15; call 660-747-5531 for information on the updated list

Ozark County
https://mylocalgov.com/mcca/index.asp?countyname=ozark = Collector of Revenue's Office http://www.ozarkcountytimes.com/publish/ozarkcountycollector2005.pdf = tax sale list published in Ozark County Times

Platte County
http://www.co.platte.mo.us/county_off_coll.html = Collector's Office
http://www.co.platte.mo.us/2005_tax_sale_list.pdf = 2005 Tax Sale List
http://www.co.platte.mo.us/docs/tax/2003_delinquent_tax_sale.pdf = Delinquent Tax Certificate Sale

St. Charles County
http://www.saintcharlescounty.org/DesktopDefault.aspx?tabid=167 = Collector of Revenue's Office
no information online about tax sale
per Collector of Revenue's Office, property list is published in the St. Charles County Business Record; a board at the office will mark off properties as they are redeemed; property list will not be available online

St. Louis County
http://revenue.stlouisco.com = Department of Revenue's Office
from http://revenue.stlouisco.com, click on "Annual Collector's Real Property Tax Sale Scheduled for August 22, 2005" under header Latest News
per Department of Revenue's Office, property list not available online; can request list be emailed

Taney County
http://www.co.taney.mo.us/collectorhome.htm = Collector's Office
http://www.co.taney.mo.us/collectortaxsale.htm = Land Sale Information
http://www.co.taney.mo.us/Files/taxsale.pdf = Tax Sale List

Jackson County
http://www.co.jackson.mo.us/gov_de_co.shtml = Collections Department
Tax deed sales are held once a year in August. The Independence, MO sale will be held August 15, 2005 for properties east of Blue Ridge Boulevard. The Kansas City, MO sale will be held August 22, 2005 for properties west of Blue Ridge Boulevard.
per Collections Department, property list will not be available online; can pick up property list and tax sale information at the County Courthouse, 1st floor, Collections, 412 E. 12th Street, Kansas City, Missouri

St. Louis City
http://stlouis.missouri.org/citygov/collector = Collector of Revenue's Office
Four land tax deed sales are held each year, in May, June, July and August.
http://www.slpl.lib.mo.us/CityHall/Revenue/real.htm (questions 10-12) = Frequently Asked Questions
per Collector of Revenue's Office, property list only available in the city newspaper, Post-Dispatch

Mississippi has some of the most affordable real estate in the nation, offering a warm climate, southern hospitality, wooded hills, panoramic river views and tax lien sales.

Mississippi's tax lien sales occur on the last Monday in August, so this year you could attend a Missouri sale on the fourth Monday and a Mississippi sale on the fifth Monday in August.

Investors can earn 18% on the taxed amount, but nothing on the overbid. Any overbid amount is not refunded. Mississippi has a two-year redemption period.

Mississippi also offers over-the-counter tax deeds through the State. The State offers these lists available at no charge if picked up at the state Capital. We recently picked up two lists for free as we traveled through Mississippi. Visit the Mississippi Public Lands Division website at http://www.sos.state.ms.us/PublicLands/PublicLands.asp and click on the "Tax Forfeited Lands" link.

Here are some links to help you in your Mississippi tax sale research. Because most counties do not have information about their tax sales posted online, you will need to contact the Tax Collector's Office for more information.

Bolivar County
http://www.co.bolivar.ms.us/taxassessor.htm = Tax Collector's Office
no information online

Copiah County
http://www.copiahcounty.org/Tax%20Assessor.htm = Tax Collector's Office
no information online

Happy investing,

Michael Williams

Disclaimer: There are no guarantees in investing. I make no assurances regarding
the investment information presented in the Rogue Real Estate Investing Report.

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