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GuideHow to make an offer on a tax-delinquent property
How to price and present a fair cash offer to an owner who is behind on property taxes, with a simple formula and a respectful approach that gets replies.
Owners behind on taxes hear from many buyers. A clear, respectful offer stands out.
A simple pricing formula
Start from the estimated value, apply your discount for repairs and profit (many wholesalers use 60 to 70 percent), then subtract the taxes owed, because you will pay those at closing. Example: value $180,000 x 65% = $117,000, minus $12,000 in back taxes = an offer near $105,000.
What to say
- Introduce yourself and how you found the property (public county records).
- Explain that you can pay the back taxes at closing and close fast.
- Give a clear number, your closing timeline and the earnest money.
- Make it easy to reply: phone, text or email.
Follow up
Most deals come from the second to fifth contact. Track every letter and call, and follow up when the auction date gets close.
EstateHawk suggests an offer price for every lead and writes the letter for you with AI.