How to buy a tax sale property
Understand the process, the costs, and the legal risks of buying property in Ontario, whether or not you become a member.
- The basics
- By public tender
- By public auction
- FAQs
- Key terms
- Resources
Start here
A few things to know before you look at a single listing.
No membership required
You can buy any property sold for taxes by a municipality without a paid account. Membership just gives you more listings, photos, and free InfoPaks.
Equip yourself first
Read these guides and the FAQs. Tax sales are sold strictly as is, with no conditions, so the work happens before you bid.
Stay updated
We post every Ontario tax sale. Members get a weekly newsletter and access to 5,000+ past results to gauge the market.
Buying by public tender
About 99% of Ontario tax sales work this way: a sealed, written bid.
1
Find a sale
Check your weekly member email or browse the Tax Sale Properties map for upcoming sales.
2
Do your research
Download the InfoPak, then check the property details, road access, and whether there are buildings or water frontage.
3
Order a title search
Most mortgages and liens are wiped out, but Crown interests survive. A Title Search Summary tells you what remains.
4
Fill out Form 7
Enter your name, address, and tender amount, typed or legibly in ink. Conditions are not allowed.
5
Include a 20% deposit
By certified cheque, bank draft, or money order. A deposit even a penny short must be rejected.
6
Submit before the deadline
In a sealed, labelled envelope to the Treasurer. The highest valid tender wins; ties go to whoever was received first.
If you win, you have 14 days to pay the balance plus Land Transfer Tax, HST, and accumulated taxes. Miss the deadline and your deposit is forfeited.
View the public tender flow chart →: How to buyBuying by public auction
Less common, and the rules differ: bidding is live and out loud.
1
Research and prepare
Do the same due diligence and order your title search. Bring certified funds; credit-union cheques may be refused.
2
Attend in person
The auctioneer opens by reading the tax sale rules, then bidding is out loud. You must be there to bid.
3
Win and pay immediately
The highest bidder pays the full amount on the spot, plus Land Transfer Tax, HST, and accumulated taxes.
Frequently asked questions
When the tax deed is registered, most mortgages and liens are deleted from title, including those held by the major banks. Crown interests in favour of Canada or Ontario survive, so an up-to-date title and execution search is essential.
Key terms
- Crown interest
- An interest in favour of Canada or Ontario (for example, a CRA execution). It survives a tax sale and becomes your responsibility.
- Minimum tender
- The least the municipality will accept: outstanding taxes, penalty, interest, and costs. Bids below it are rejected.
- Execution search
- A search of the sheriff’s office for judgments against the owner. Crown executions can affect the property after the sale.
- InfoPak
- A package of forms and property information for a municipality’s sale. Free for members, $25 otherwise.
- Land Transfer Tax
- A tax paid to the municipality when land is sold, on top of your tender, before the tax deed registers.
- Redemption
- The owner’s right to pay the arrears and cancel the sale, but only before the tax deed is registered.
- Tax deed
- The document that transfers ownership to you. Once registered, the property is yours and cannot be reclaimed.
- Assessed value
- The value assigned by MPAC. A useful reference, but not market value or a guarantee of condition.
Ready to find a property?
Browse current sales, or order a title search before you bid.