How Tax Sales Work in San Bernardino County

In California, when a property owner fails to pay property taxes by the due date, the property becomes "tax-defaulted." This status indicates that the county is owed back taxes, along with penalties and interest that accumulate over time.

Tax default does not immediately result in loss of ownership. Property owners have a redemption period—typically five years for most properties—during which they can pay the outstanding amount and retain their property.

If the taxes remain unpaid through the redemption period, the county may choose to sell the property at a public auction to recover the owed amounts. This is a tax sale.

San Bernardino County, like other California counties, conducts these sales periodically. The properties offered include vacant land, residential parcels, and occasionally improved properties with structures.

The path from tax delinquency to auction follows a general sequence. Specific dates vary, but the overall structure remains consistent.

This timeline is approximate. Owners may redeem at any point before the auction closes. The county may also withdraw properties from a sale for various reasons.

San Bernardino County conducts tax sales through an online auction platform. The process follows a standard structure:

• Registration: Bidders must register in advance on the auction platform and typically submit a deposit before bidding.
• Review period: The parcel list is published before bidding begins, allowing time for research.
• Bidding: Auctions run online over a defined period (often several days). Bidding is competitive; the highest bid wins.
• Minimum bid: Each property has a minimum starting bid, typically the amount of back taxes, penalties, and costs owed.
• Closing: When the auction ends, winning bidders are notified and must complete payment within a specified timeframe.

Properties that receive no bids may be offered again in future auctions or through other disposition methods.

Purchasing at a tax sale is not a passive activity. Successful buyers invest significant time in research before bidding. Here is what the process typically involves:

• Identify candidates: Review the parcel list and narrow down to properties worth investigating based on location, minimum bid, and general characteristics.
• Research each parcel: Use county assessor records, GIS mapping tools, zoning databases, and other public sources to understand the property.
• Verify access: Confirm whether the property has legal road access. Many tax sale properties are landlocked or have access issues.
• Check zoning and restrictions: Determine what can legally be built or done on the property.
• Assess title: Understand that tax deeds may not provide clear title. Quiet title actions are often needed.
• Set a maximum bid: Based on research, determine the most you would pay. Stick to it.
• Register and bid: Complete registration, submit deposit, and participate in the auction.
• Complete purchase: If you win, pay the balance and receive the tax deed.

This process can take days or weeks per property, depending on complexity. Buyers who skip due diligence frequently encounter problems after purchase.

The official county auction site (sbcounty.mytaxsale.com) offers the following information:

• List of parcels included in each auction
• Assessor's Parcel Number (APN) for each property
• Minimum bid amounts
• Brief property descriptions (often limited)
• Auction dates and registration deadlines
• Current bid status during the auction
• Results after the auction closes

This information is sufficient to identify properties and participate in bidding. It is not sufficient to evaluate whether a property is a good purchase.

Critical information is absent from auction listings and must be researched independently:

• Road access status: Whether legal or physical access exists
• Zoning details: Permitted uses, setbacks, restrictions
• Utility availability: Water, power, sewer, septic requirements
• Property condition: State of any structures
• Title status: Liens, encumbrances, easements
• Environmental issues: Flood zones, fire hazards, contamination
• Market value: What the property might actually sell for
• Occupancy: Whether anyone is currently on the property

Properties are sold "as-is" with no warranties. The county does not guarantee anything about the properties it sells.

Winning a tax sale auction is not the end of the process:

• Payment: The full balance must be paid within the specified deadline, typically within days.
• Tax deed: The county issues a tax deed, which is recorded with the County Recorder.
• Quiet title action: Most buyers will need to file a court action to "quiet" title—establishing clear ownership and eliminating potential claims from prior owners.
• Title insurance: Standard title insurance is typically not available until after a successful quiet title action.
• Property access: If there are existing occupants or access issues, resolving them becomes the buyer's responsibility.
• Property taxes: The new owner becomes responsible for future property taxes.

The post-purchase process can take months and involve additional costs. These should be factored into any purchase decision.