If your house was sold at a Maryland tax sale, the most important thing to know is that you can usually still get it back. The legal word is redemption. Under Tax-Property Section 14-827, the owner or anyone else with an interest in the property may redeem at any time until the right of redemption has been finally foreclosed.
I’m Evan Weissman. I buy houses in Maryland and talk with owners after tax sales fairly often. Many of them have more time and more options than they think. This article walks through how redemption works, what you’ll pay, and what to do if you can’t pay it all.
Step one: find out where you stand
Before anything else, get the facts:
- Which county sold the certificate, and when? The sale date drives most of the timelines.
- Who holds the certificate? It might be the original bidder or someone it was assigned to.
- Has a foreclosure case been filed? If you’ve received court papers, the costs are higher and the clock is shorter.
- Is the house your owner-occupied home? Several rules are friendlier for owner-occupied property.
The county tax collector’s office can answer most of this. The State Tax Sale Ombudsman at SDAT, (410) 767-4994 or toll-free (833) 732-8411, can help you understand the process and your choices.
What goes into the redemption amount
TP 14-828 lists what the person redeeming pays to the collector:
- The total lien amount paid at the tax sale, with interest
- Any taxes, interest, and penalties the certificate holder paid after the sale
- Delinquent taxes that came due after the sale, except on owner-occupied homes
- Expenses the holder is allowed to recover under TP 14-843
- For certain vacant and abandoned properties sold for less than the amount due, the difference
The interest is calculated from the tax sale date to the date you pay, at the rate set for your county under TP 14-820. For owner-occupied homes, a 2025 law caps that rate at 10% starting January 1, 2026.
You pay the county collector, not the investor directly. Ask for a written redemption figure that’s good through a specific date.
The limits on fees the holder can charge
This is where timing really matters. TP 14-843 controls what expenses a certificate holder can add, and the law is fairly specific:
| When you redeem | What the holder can add |
|---|---|
| Within 4 months of the sale (7 months for owner-occupied), no case filed | No expense reimbursement under these rules |
| After that, but before a case is filed | Recording costs, a title search up to $250, certified mailing costs, and attorney’s fees up to $500 |
| After a foreclosure case is filed | Larger amounts, including attorney’s fees of $1,300 or $1,500 depending on the stage, plus certain other costs |
The statute also says the holder can’t be reimbursed for expenses or attorney’s fees that aren’t listed in that section. If a number on your redemption statement looks high, ask the collector to explain each line.
Bottom line: the earlier you redeem, the less you pay.
If the holder won’t give a figure
Sometimes an owner or lender asks for the expense amount and the certificate holder doesn’t answer. TP 14-843 addresses that. Once the collector is told the holder hasn’t responded, the collector must try at least once by phone and email. If the holder still doesn’t respond within 5 business days, the collector may process the redemption without a satisfaction letter from the holder.
After you pay
Once the collector receives the proper amount, it notifies the holder that the property was redeemed. On request, the collector gives you a certificate of redemption. You can record that certificate in the county land records, and once recorded it has the same effect as a release of a mortgage. Keep a copy with your deed.
When paying in full isn’t possible
If you can’t pay the whole redemption amount, there are still paths to look at:
- Ask about local programs. Some counties offer help or payment arrangements, and the State Tax Sale Ombudsman can point you to them.
- Check the Homeowner Protection Program. It serves limited-income, elderly, and disabled homeowners at risk of losing a home to tax sale.
- Look into tax credits. SDAT’s homeowners’ property tax credit can lower future bills if your income qualifies.
- Talk to a lawyer. Nonprofit legal services, including Maryland Legal Aid, may be able to help, especially once a foreclosure case is filed.
- Consider selling. If keeping the house isn’t realistic, a sale can close before a final judgment. The redemption amount is paid from the proceeds at settlement, and you keep the remaining equity instead of losing it.
If selling makes sense, my page on being behind on property taxes explains how I handle those purchases. How Maryland tax sales work covers the bigger picture.
Inherited houses and tax sales
I often see tax sales on houses where the owner has died and nobody has been appointed to handle the estate. Heirs can feel stuck, because no one has clear authority. TP 14-827 lets anyone with an estate or interest in the property redeem, but selling usually requires a personal representative. If you’re in that spot, contact the Register of Wills in the county and a probate attorney soon. My page on inherited houses has more.
How long do I have to redeem after a Maryland tax sale?
Until the right of redemption is finally foreclosed by the court. The certificate holder can file to foreclose after 6 months, or 9 months for an owner-occupied home.
How much does it cost to redeem?
The lien amount paid at the sale plus interest, certain later taxes, and allowed expenses. Redeeming early keeps the expenses lower.
Can the investor charge whatever legal fees they want?
No. TP 14-843 sets specific limits and says expenses not listed there can’t be reimbursed.
Do I get any paperwork after redeeming?
Yes. On request, the collector issues a certificate of redemption, which you can record in the land records.
Can I sell my house instead of redeeming it?
Yes, if the sale closes before a final foreclosure judgment. The redemption amount comes out of your proceeds at closing.
Talk through your situation
If your house went to tax sale and you want to understand the redemption figure or compare it with selling, call or text me at (410) 498-7473. There’s no cost to talk it through.