General Information
The parcel you are purchasing is the tax lien, not the property.
Every parcel will be offered in compliance with Chapter 39, Article 11, of the Colorado Revised Statutes.  Each parcel will be subject to bidding and will be sold to the person who bids the highest amount, in excess of said taxes, penalty, interest, and costs purchases the tax lien.
This method of auctioning will provide all bidders with an opportunity to compete for each parcel. The County Treasurer may change the method of sale at their discretion prior to the commencement of the sale.
Advertisement of Sale
The list of tax liens available to purchase is advertised in the local newspaper, The Silverton Standard and the Miner, for three consecutive Thursdays beginning mid October. In addition to the original advertised list, a “condensed list” is posted on the Internet site that will be periodically updated to reflect payments that have been made after the original list was published.
Prohibited Buyers
No San Juan County Official or employee may purchase a tax lien at the auction. This also applies to the immediate family or agent of a San Juan County Official or employee.
Registration
Registration will begin at 9am on the day of the Tax Lein Sale at the San Juan County Courthouse, 1557 Greene St, Silverton Co. You must be present to participate and be approved by the County Treasurer before you will be accepted to bid. Bidders are responsible to ensure that the information is correct. Registration forms will be used to issue the certificate(s) of purchase, redemption check(s), and Treasurer’s deed(s). Certificates will not be issued in any other name(s) than provided on the registration form. Each buyer will be required to complete a form with name(s), social security number, address, telephone number, and e-mail address. After the form has been completed the bidder will be assigned a bidder number.  No registrations will be accepted after  10:00am.
Interest Rate
The interest rate offered at each year’s tax sale is nine points above the Federal discount rate set on September 1st per Colorado State Statute 39-12-103 (3). The interest rate you receive on your certificate will remain the same for as long as you hold that certificate. The interest rate for 2009 certificates sold in 2010 is 10%. Simple interest is calculated on a monthly basis and portions of a month shall be counted as whole months.
What You Will Be Purchasing
You are purchasing only the tax lien on the property. This does not give you ownership or legal rights to the property in any way. All buyers are encouraged to research all relevant state statutes relating to the tax liens in article 11 of title 39, Colorado Revised Statutes and elsewhere.
The Sale
The tax lien sale will be held as a public auction November 12, 2013. The bidding sequence will be in item number order.
Caveat Emptor (Buyer Beware)
It is the bidder’s responsibility to know what they are bidding on. Particular attention should be given to the impact of a bankruptcy filing, subsequent to the purchase of a tax lien, which could have an affect on the tax lien sale certificate. The recommendation of the Treasurer is that you consult with private legal counsel prior to participation in the tax lien sale.
The item number and total tax lien dollar amount of each parcel will be displayed. All successful bids are final. No changes in, or cancellation of a purchased parcel will be made after a bid has been made on a parcel or the item has closed.
The certificate to be issued on a successful bid will be in the statutory form, showing the lawful rate of interest for the life of the certificate, the legal description, purchase amount, and the buyer’s name (as entered on the registration form), and the date of the sale. Certificates will not be issued in a name other than the name or names shown on the registration form. All certificates may be endorsed each year until redeemed. Interest begins in November at the rate set after September 1st per annum.

Record of Purchase
Upon completion of the Tax Lien Sale, you will receive, from the San Juan County Treasurer, an itemized list of each parcel purchased. Tax lien certificates will be kept in safekeeping at the office of the San Juan County Treasurer. 
Redemption
When the owner redeems the taxes, you will receive notification by the County Treasurer and a check for the total redemption amount owed to you.  We will process the redemption and send your payment to you.
Upon receipt of the certificate, you will receive a check, which will include the amount of tax you purchased plus the interest that has accrued from the day of sale to the date of redemption. You are not refunded for any premium amount or bidding fee.
The redemption period is three years from the year of the original tax sale.  Certificates sold in 2013 are eligible for application of a treasurer’s deed in 2016.
In January of each year you will receive a profit report (1099 INT) for any certificates you were paid for during the year.  It will give the amount of interest paid to you during this period.  This report is sent to you for your records and for income tax purposes.  We are required to report interest paid to our investors to the IRS on an annual basis.
Endorsement of Tax Liens
If the taxes for the following year become delinquent, you will be given the opportunity to pay the taxes and add them onto the certificate(s).  This enables you to pay the delinquent taxes and add them to your existing tax lien certificate of purchase without participating in the tax lien sale. You will receive the same interest rate on the subsequent taxes as you did on the original tax sale purchase.  Endorsements are processed in August.  If your certificates are eligible for endorsement you will be notified by mail.
Liens Not Sold at the Sale
Any tax liens not sold at the sale are held by the county and will be available to purchase, by assignment, through the Treasurer’s office beginning November 12, 2013.
Assignment Of County Held Certificates
You will be required to pay all taxes, fees, costs and interest due. This process will transfer the certificate of purchase from the County to the name designated by you.
If the taxes for the following year become delinquent, you will be given the opportunity to pay the taxes and add them onto the certificate(s).  This enables you to pay the delinquent taxes and add them to your existing tax lien certificate of purchase without participating in the tax lien sale. You will receive the same interest rate on the subsequent taxes as you did on the original tax sale purchase.  Endorsements are processed in August.  If your certificates are eligible for endorsement you will be notified by mail.

Please direct further questions to the San Juan County Treasurer's Office at (970)387-5488.