All Forum Posts by: Denise Evans

@William Randall Jones, please clarify what you mean by "to avoid a nursing home getting it."  Are you trying to divest of assets in order to meet Medicaid eligibility for nursing home care with just a Medicaid lien on your primary residence? Or are you afraid a nursing home with a judgment or some other claim against you will be able to execute on it? Simply executing a quitclaim deed (the exact answer to your question) might not be the correct answer to the real problem.

@Tyson Begly, there are classes on that. There are strategies to take possession, but it isn't automatic. Ejectment not the answer. You need to follow the strategy.  If there is a tie for 0% interest, there is a random drawing to see who gets it..

How intriguing, @Will Sifert, what do you get if you win at a 20% ownership?  You now own 20% of the property unless the taxpayer redeems? What does the 20% owner investor get if there is a redemption? I guess if there is no redemption then the 20% owner files a sale for division and buys out the other 80% ownership interest?

Alabama bids down the interest rate all the way to 0%

@Ned Carey  www.GovEase.com

@Tai Bhattad yes they are, with the caveat that taking possession unlawfully when the property is not LEGALLY abandoned (but merely vacant a long time and in bad shape, which is not legally abandoned) entitles you to no possession or improvements, void tax sale entitles you to no improvments, if an appeals court rules that Rioprop runs even when on state inventory then you bought nothing and so you don't get improvements, etc etc etc. But, if you are comfortable with those nuances, the law is unchanged for things still on the state inventory.

@Tai Bhattad, everything current at ADOR will stay at ADOR until sold to investors like you or until the state comes up with a realistic strategy to auction them off in bulk.

@Michael Watts, no more turning in certificate to get deed for those counties doing lien auctions. Yes you pay lawyers for a lien foreclosure lawsuit, or you can do it yourself. It is a very simple lawsuit.  Much cheaper than quieting title. Plus, the get the quiet title order as a bonus AND you can now sell the property on a warranty deed, borrow money against it, etc. You can't do anything of those things with just a tax deed. If you file ejectment on a tax deed and someone redeems, you get your legal fees. If you file quiet title on a tax deed and someone redeems, you do  not get your legal fees. If you file foreclosure on a tax lien (and oh by the way get the quiet title order at the same time) and someon redeems you DO get your legal fees. I know it's different, but I think you can accomplish all the same goals as tax certificate property, except more easily, more cheaply, VASTLY fewer surprises, and more quickly.

No, you cannot. There are some strategies that will let you take possession, but it requires some work. it's not automatic.

No, you cannot. There are some strategies that will let you take possession, but it requires some work. it's not automatic.

33 Alabama counties have switched to the new tax lien auction system, and 31 of those will have online auctions this Spring. Jefferson still doing certificate auctions, but I expect that to change in the 2022 auction season. Interest rates start at 12% and are bid down. No more overbids that give the advantage to the hedge funds. You pay just the taxes if you win, and you receive the winning interest rate plus principal if the property has been redeemed. No more possession, no more improvements, no more arguments about those things. Judicial foreclosure three years after you purchase the tax lien and it has not yet been redeemed. In that foreclosure lawsuit the owner has one last chance to redeem plus pay your legal fees, otherwise the judge gives you the property and quiets title in you