The letter says plainly that you're a private buyer. Anything that looks official erodes trust, and may break the law.
Free template · Tax delinquent letter
Tax delinquent letter template that offers a way out.
A plain, helpful letter to an owner who's behind on property taxes. It explains how a sale can pay off the back taxes at closing and leave them with their equity, without implying it comes from the county.
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- 4 versions: rental, inherited, land, follow-up
- Clear about who you are and who you're not
- Free to copy, download, and edit
View the text with merge fields
Dear {owner_first_name},
I'm a local real estate buyer in {county} County. I'm not with the county or the tax office. I'm writing because county records show unpaid property taxes on {property_address}.
If the property has become more trouble than it's worth, selling it may be a simple solution. When you sell, the back taxes are paid from the proceeds at closing, and you keep the rest. I buy properties as-is, in any condition, and can close on your schedule.
If you'd rather keep the property, I hope you're able to get caught up. Either way, feel free to call with questions. There's no cost or obligation.
Sincerely, {your_name} · {your_phone}
Merge fields
Every highlighted field is filled in for each owner.
Copy the text and fill these in by hand, or let Spur fill them from the owner's property record when you mail to tax-delinquent owners.
- {owner_first_name}
- The owner's first name.
- {property_address}
- The property with unpaid taxes.
- {county}
- The county, so the owner knows which property and process you mean.
- {owner_city}
- Where the owner lives now.
- {parcel_number}
- The APN, especially useful for land.
- {your_name}
- Your name.
- {your_phone}
- Your direct number.
Why it works
Helpful, factual, and clearly private.
Back taxes are paid from the sale proceeds at closing. Many owners don't realize a sale can clear the debt.
It points out that selling before a tax sale lets them keep what the property is worth above the taxes.
Separate versions for rentals, inherited homes, and land, because each owner's reason is different.
Variations
Three more tax delinquent letters
Free to copy. Pick the one that fits the owner and the moment.
View the text with merge fields
Dear {owner_first_name},
I'm writing about the property at {property_address}. If it came to you through family, I understand it may not be something you planned to own, and that the taxes and upkeep can add up, especially from {owner_city}.
If selling would help, I can buy it as-is, handle any clean-out, and pay the back taxes from the sale at closing. You wouldn't need to travel or make any repairs.
There's no rush. Call or text whenever it's convenient.
Kind regards, {your_name} · {your_phone}
View the text with merge fields
Dear {owner_first_name},
I'm interested in buying your land in {county} County, parcel {parcel_number}. I'm a private buyer, not the county.
If you'd like to sell, I'll pay cash, cover the closing costs, and pay any back taxes from the proceeds. You won't need to visit the property or sign anything in person.
Scan the code or call me for a no-obligation offer.
{your_name} · {your_phone}
View the text with merge fields
Dear {owner_first_name},
I wrote a few weeks ago about {property_address}. If you've already resolved the taxes, that's great news, and please disregard this letter.
If you're still deciding what to do with the property, my offer stands. I'm happy to explain how a sale would work and what you'd likely receive after the taxes are paid.
Sincerely, {your_name} · {your_phone}
How it works
From template to mailbox in one workflow.
Five steps from the county's delinquent list to letters that offer a way out.
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Guide
How to write a letter to a tax-delinquent owner
A tax delinquent letter goes to someone who owes back property taxes. In most counties, unpaid taxes become a lien on the property, and after a period that depends on the state, the county can sell the lien or the property itself. Owners who are two or more years behind are often dealing with a property they've stopped caring about: an inherited house, a tired rental, or land they never visit.
The first rule is to be clear about who you are. Never make your letter look like it comes from the county, tax collector, or any government office. No seals, no "official notice" headers, no account-number styling. Say plainly in the first lines that you're a private buyer. Besides being the right thing to do, letters that look official can violate state and federal law.
The second is to explain the mechanics. Many owners don't realize that when a property sells, the back taxes are paid from the sale proceeds at closing, and the owner keeps the rest. For an owner with significant equity, selling before a tax sale protects money they'd otherwise risk losing. Saying that clearly is genuinely useful information.
Write for the situation. An heir who lives three states away needs to hear that you'll handle everything without them traveling. A tired landlord wants to hear that tenants and repairs are your problem now. A land owner wants a simple cash offer with the parcel number so they know which lot you mean. Spur can choose the version based on owner type and property type.
Mail to the owner's mailing address, not the property, and refresh it with enrichment. Owners who stopped paying taxes are also often owners whose county mailing address is out of date. Follow up two or three times, and stop when the taxes are paid or the owner asks you to.
Compliance note. Never design your letter to look like a government or county notice, and don't overstate penalties or deadlines. Some states regulate buying property from owners facing a tax sale, so check your local rules. Read the compliance checklist →
FAQ
Tax Delinquent Letter Template questions
What should a letter to a tax-delinquent owner say?
That you're a private buyer, not the county; that a sale can pay off the back taxes at closing; and a simple, no-pressure way to reach you.
Can my letter look like a county notice?
No. Letters that imitate government notices mislead owners and can violate the law. Be clear that you're a private buyer.
How are back taxes paid when a property sells?
The title or closing company pays them from the sale proceeds at closing, before the seller receives the remaining funds.
Which tax-delinquent owners should I mail?
Owners two or more years behind with high equity, especially absentee owners, heirs, and owners of vacant land.
Is this template free?
Yes. Copy or download it. Spur matches your county's list to owners, fills in the details, and mails it.
Keep exploring
More free templates and guides
The template is free. The mailing is easy.
Offer owners a clear way out before the tax sale.
Upload your county's delinquent list and mail this letter with each owner's details filled in. Free to start.
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