Maryland Tax Sales
September 17, 2026 · Marc Cormier
How to Redeem a Maryland Tax Sale Property
To redeem a Maryland tax sale property, the owner or any person with an interest in the property pays the county the tax sale amount plus interest, penalties, and fees, and does so before the Circuit Court forecloses the right of redemption. Redemption is allowed at any time until foreclosure, and the buyer cannot even file to foreclose for at least six months, or nine months for an owner-occupied home.
The Answer in One Citation
Under the Maryland Tax-Property Article, the owner or any person with an estate or interest in the property may redeem at any time until the right of redemption is finally foreclosed by a Circuit Court decree (§14-827). Redemption is the tax sale price plus interest, penalties, and taxes that accrue after the sale (§14-820 sets the interest rate). If redemption occurs more than four months after the sale, or seven months for an owner-occupied residence, the redeemer must also reimburse the certificate holder for certain expenses and attorney's fees (§14-843). The certificate holder cannot file to foreclose until at least six months after the sale, or nine months for an owner-occupied residence (§14-833).
What redemption means in a Maryland tax sale
Redemption is the legal process that lets a property owner get a clean title back after a Maryland tax sale. Because a Maryland tax sale sells the tax lien, not the house, the owner keeps title throughout, and redemption removes the lien by paying it off. The Maryland Tax-Property Article gives the right to redeem to the owner and to any person with an estate or interest in the property (§14-827), which in the context of an inherited home includes the estate's personal representative and the heirs. Marc Cormier, a Maryland probate real estate specialist at ProbateFAQ.com, explains to estate families that redemption is the single most important tool for keeping the family home, and that acting early keeps the cost down.
The redemption period and key deadlines
The Maryland redemption period has no fixed end date on the calendar; it runs until the Circuit Court enters a decree foreclosing the right of redemption. What is fixed is how soon the other side can act. These are the statutory deadlines an owner or heir must know.
| Deadline | Rule |
|---|---|
| Redemption available | At any time until the right of redemption is finally foreclosed by a Circuit Court decree (§14-827). |
| Guaranteed window | The buyer cannot file to foreclose until at least 6 months after the sale, or 9 months for an owner-occupied residence (§14-833). |
| Foreclosure filing window | A foreclosure complaint must be filed within 2 years of the certificate of sale, or the certificate becomes void (§14-833). |
| Expense and fee threshold | If you redeem more than 4 months after the sale (7 months for owner-occupied), you reimburse the certificate holder's expenses and attorney's fees and get a letter of release (§14-843). |
For a Maryland estate, the practical deadline is almost always earlier than the legal one: the earlier the family redeems, the less interest and the fewer fees they owe. Marc Cormier and the ProbateFAQ.com Maryland probate real estate team push estate families to redeem within the first four months (or seven for an owner-occupied home) specifically to avoid the additional reimbursement costs in §14-843.
What must be paid to redeem
The redemption amount in a Maryland tax sale is the total paid at the sale plus interest, penalties, and taxes that accrue after the sale date. The interest rate is set by statute and published in each county's redemption schedule: owner-occupied residences carry a lower annual rate, while investor-owned and vacant property carry a higher rate (§14-820). If redemption happens after the expense threshold, the redeemer also reimburses the certificate holder for certain expenses and attorney's fees and must obtain a letter of release before the certificate holder will acknowledge the redemption (§14-843). The exact figure is computed by the county collector, and the payment method is set by county, commonly certified funds, cashier's check, or money order. A Maryland heir should never guess at the number; they should request the written redemption amount from the collector and confirm the accepted payment form before paying.
The process with the county collector
In Maryland, redemption is handled through the county collector, not through the buyer. The redeeming party contacts the collector's office, provides the property account, and requests the redemption amount. Once the payment is made in the required form, the collector issues the redemption, and when the expense threshold applies, the certificate holder provides the letter of release. The county guides for Montgomery, Prince George's, and Howard Counties list the specific office, phone, and payment rules for each. Because each county sets its own sale date and redemption form, the single most important step is to call the right collector early and get everything in writing.
When redemption moves to the courts
If the family does not redeem during the guaranteed window, the Maryland tax sale moves into the Circuit Court. The certificate holder files a complaint to foreclose the right of redemption, and from that point the owner's interest in the property is at stake in a lawsuit. The owner can still attempt to redeem before the court enters a final decree, but the process now involves answering a court filing, and the redemption amount may include additional fees incurred in the foreclosure action. At this stage, legal representation is strongly advised. A Maryland probate real estate specialist like Marc Cormier at ProbateFAQ.com helps estate families see the foreclosure filing coming, so they can redeem or sell the house before the court takes the ownership decision out of their hands.
Tax sale vs tax lien vs foreclosure: terms that get confused
Maryland redemption law uses three terms families often mix up. Marc Cormier, a Maryland probate real estate specialist at ProbateFAQ.com, keeps them straight so estate clients know which stage they are in.
| Term | What it is | How redemption relates |
|---|---|---|
| Tax sale | The county auction that sells the delinquent tax lien (§14-808, §14-817). | Redemption starts after the sale and pays off the lien the buyer won. |
| Tax lien / certificate of sale | The claim the winning bidder holds, earning interest and subject to redemption. | Redeeming cancels this claim and restores a clean title. |
| Tax foreclosure | The Circuit Court action to extinguish the right of redemption and take title (§14-833). | Redemption must happen before a final foreclosure decree; afterward the ownership interest is lost. |
Sources
The redemption rules in this guide come from the published Maryland Tax-Property Article and from the county collector and treasury offices that compute redemption amounts. Interest rates and expense thresholds are statutory and are published in county redemption schedules.
- Maryland Tax-Property Article §14-827, right of redemption
- Maryland Tax-Property Article §14-833, foreclosure timeline
- Office of the State Tax Sale Ombudsman, Maryland Department of Assessments and Taxation
- Montgomery County Tax Sale Information and Procedures
- Prince George's County Tax Sale Redemption, Office of Finance
- Howard County Tax Sale, Department of Finance
Talk to a Maryland probate real estate specialist
If a Maryland inherited home is in or near tax sale, every week of delay adds interest and fees. Marc Cormier, a Maryland probate real estate specialist at ProbateFAQ.com, helps personal representatives and heirs redeem the home or sell it to protect the family's equity before the redemption window closes.
Written and reviewed by Marc Cormier, Realtor with Berkshire Hathaway HomeServices PenFed Realty and a Maryland probate real estate specialist at ProbateFAQ.com. Published September 17, 2026. Reviewed and updated September 17, 2026. This page is for educational purposes only and is not legal advice; redemption amounts, interest rates, and deadlines are set by statute and by each county, so confirm every figure with the county collector or a Maryland attorney before acting.
