Land · Alabama tax sale guide

Morgan County tax sales, Alabama

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Morgan County's own office page and the secondary market flatly disagree, and this page follows the county. The Revenue Commissioner's 'When Taxes are Not Paid' page describes the Article 1 pattern in terms: the real estate is auctioned at a public sale at the courthouse to the highest bidder, the buyer receives a Certificate of Purchase, the owner has three years from the sale to redeem, and the purchaser is then entitled to a tax deed. Two secondary sources instead describe Morgan as an online GovEase tax lien county, and one prints a specific date, Tuesday, May 12, 2026; none of that is adopted, because the selling office's own page says otherwise and no county page naming GovEase was found. One internal difference is also flagged: the county page routes redemption and the tax deed through the Revenue Commissioner, while the statute's default deed issuer is the judge of probate (section 40-10-29). The county publishes no 2026 sale date, no registration terms, no deposit and no payment rules in the material read.

Selling office: Morgan County Revenue Commissioner (Revenue Commissioner Amanda Scott, per the Alabama Department of Revenue county offices directory; Morgan County Courthouse, 302 Lee St., N.E., Decatur)

Next sale: No dated sale is published by the county in the material read. A secondary aggregator reports an online GovEase lien sale on Tuesday, May 12, 2026 at 10:00 AM. That conflicts with the Revenue Commissioner's own page, which describes an in person courthouse sale of the real estate with a Certificate of Purchase. Flagged, not adopted.

As of November 9, 2026, Morgan County publishes no dated sale ahead and no verified 2026 date behind. The county's stated pattern is an annual courthouse sale; the date for the next cycle is NOT PUBLISHED in the material read and must be confirmed with the Revenue Commissioner's Office.

Dates and deadlines

Sources: Morgan County Revenue Commissioner, When Taxes are Not Paid. Alabama Department of Revenue, County Offices directory. Alabama Department of Revenue, Property Tax Division. Code of Alabama, section 40-10-18 (Justia, 2025). Confirm with the selling office before relying on any date on this page: sales move, terms change, and parcels are pulled up to sale day.

Research Morgan County parcels before you bid

A sale list gives you the parcels, the date, and the opening terms. It does not give you the owner, the value, or the rest of the picture: liens, foreclosure status, and parcel history. PropertyRadar is the data platform for that layer. It carries owner records, assessed and market values, foreclosure and tax data, and property history for parcels across Morgan County, searchable by address, owner, or county, including parcels that never reach a sale list.

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How Alabama tax sales work: two systems

• Alabama runs two tax sale systems, and the county chooses between them. Under section 40-10-180, the tax collecting official of each county has the sole authority to decide whether the county uses the sale of a tax lien or the sale of property to collect delinquent taxes, and the method decided applies to all real property in the county for that year; a change of remedy is published by October 1. Before 2019 every county sold land. Since the lien article took effect in 2019, the majority of Alabama counties have adopted it, per the Land Title Association of Alabama's 2025 review. In this set, six counties ran lien auctions in 2026, three ran land sales, and one county's system is not published on the official sources read. Every page in this set states its county's system first, because the two systems share almost nothing below this paragraph.
• The shared spine is short: a perpetual lien, an October due date, a spring sale. Ad valorem taxes are due October 1 and delinquent January 1, and the unpaid taxes are a perpetual first priority lien on the parcel under section 40-1-3. Both systems collect that lien in the spring: a lien auction must be held no earlier than March 1 or later than June 15 of the current tax year (section 40-10-181), and land sales run on the county's published spring date under the probate court's decree. Almost everything else, what is sold, how it is bid, when the buyer is paid or paid back, and how title is ever obtained, is system specific.
• In a lien county, the auction sells the lien, between March 1 and June 15, on published notice. The tax collecting official conducts the auction between 8:30 a.m. and 4:00 p.m. on the auction date, in person or online as the official's procedures provide (sections 40-10-182, 40-10-201). The taxpayer is notified at least thirty days before by first class mail and by newspaper advertising for three consecutive weeks, by advertising on the official's own website, or by courthouse posting; the notices declare the time, the method, and the location (section 40-10-182). At least thirty days before the auction the official prepares the tax lien auction list: owners, descriptions, delinquent years, and the principal, interest, penalties, fees, and administration costs for each year (section 40-10-183).
• In a lien county, the price is fixed and the bid is the interest rate. The winner is the bidder who pays all taxes due including unpaid taxes for previous years, interest, penalties, fees, and costs, pays a forty-five dollar administrative fee, plus any amount owed to a prior certificate holder who has not exercised the first right to purchase, and bids the lowest interest rate on the amount required to redeem; the beginning rate bid shall not exceed twelve percent, each later bid is lower, ties are drawn by lot in person or resolved by a random number generator online, and a lien sale does not extinguish deed restrictions, covenants, or easements (section 40-10-184). The price is due one hour before close of business on the auction date, or, for an online auction, by close of business two days following it (section 40-10-186). The buyer receives a tax lien certificate bearing the bid rate, assignable by sworn endorsed transfer (section 40-10-187), and the holder of a certificate has the first right to purchase the lien on a later delinquency on the same parcel, at the same rate, five to thirty days before the next auction (section 40-10-191).
• In a lien county, there is no deed at three years, and the holder cannot touch the property. A lien is redeemed through the tax collecting official: the owner, a mortgagee, or any person with a legal or equitable interest pays the certificate amount plus interest at the bid rate, plus subsequent taxes and the holder's statutory fees, and receives a certificate of redemption that satisfies the lien (sections 40-10-193, 40-10-194). Until then the holder may not enter or possess the property, make repairs or alterations, or demand rents as part of a redemption (section 40-10-198). The holder's only route to title is the foreclosure and quiet title action under section 40-10-197 in circuit court, which as amended by Act 2024-324 may be filed four years after the auction (three years under the original article) and no later than ten years after it; the deed, when it comes, issues from the circuit clerk under that action. A summary that promises a lien buyer a deed after a three year redemption is describing the wrong system.
• In a land county, the sale sells the land, for a premium, under a probate decree. The tax collector or revenue commissioner sells under the probate court's order of sale, after the chapter's published notice (sections 40-10-4, 40-10-12), to the highest bidder whose bid covers the decree amount of taxes, interest, and costs. As soon after confirmation as practicable, the collector delivers each purchaser a certificate of purchase (section 40-10-19), which is assignable. If no bid covers the decree, the judge of probate bids the land in for the State of Alabama (section 40-10-18). A bid above the decree is an excess bid under section 40-10-28, held and claimed under that section as revised by Act 2024-261 in 2024; the excess is not the buyer's money and never becomes the buyer's equity.
• In a land county, redemption runs three years, at eight percent, and the deed and the lawsuit tail follow. Land may be redeemed within three years from the date of sale (section 40-10-120), by depositing with the judge of probate the amount for which the lands were sold, with interest at eight percent per annum from the date of sale for sales after January 1, 2020 (twelve percent for earlier sales, Act 2018-494), plus interest on the portion of any excess bid up to fifteen percent of the market value as established by the county board of equalization, plus the taxes the purchaser paid, with interest (section 40-10-122); redemption from the state follows section 40-10-121, and state bid land may be redeemed until the greater of three years or the state's own sale or assignment (section 40-10-120(a)). If the land is not redeemed, the certificate holder is entitled to a tax deed from the judge of probate on surrender of the certificate (section 40-10-29). The deed is not the last word: section 40-10-82 bars recovery actions not brought within three years from the date the purchaser became entitled to demand a deed, but sets no time limit at all for an owner who retained possession. The Department of Revenue's Land Sales FAQ still prints a twelve percent redemption rate and a first Monday in May auction with no qualifications; the current sections set eight percent for every sale in this set and no statewide sale day, and the FAQ describes only this land system.
• The leftover channels run in opposite directions. In a land county, unsold land is bid in for the state, and the state land channel takes it: the Land Commissioner, whose functions now sit in the Department of Revenue's Property Tax Division with its Book of Lands and published transcripts of tax delinquent properties available for purchase, may sell unredeemed land at private sale after three years, with the Governor's approval, for not less than the bid-in amount with interest at twelve percent per annum from the date of sale plus all later taxes with interest at twelve percent (section 40-10-132); land unsold after five years moves under section 40-10-134, and since January 1, 2025 may also be sold by public online auction through a nationally recognized auction company on thirty days published notice, under Act 2024-83. In a lien county nothing is bid in for the state at all: an unsold lien stays with the county, continues under section 40-1-3, is carried into every future auction, and may be sold at private sale at any time after the auction for no less than all taxes, interest, penalties, costs, and fees, at an agreed rate not to exceed twelve percent (section 40-10-199).

How buying works in Morgan County

NOT PUBLISHED by the county in the material read.

• Establish the system before you price anything. The same Alabama county name returns guides for both systems, and the systems invert the bidder's job. In a land county you bid a price and earn a statutory rate. In a lien county the price is fixed before the auction opens and you bid the rate down, sometimes to zero, for the right to be repaid it. A bidder who prepares land sale arithmetic for a lien county, or the reverse, has prepared for an auction that does not exist. The selling office's own page for the current year is the only reliable statement of which auction the county is actually holding.
• In a lien county, the model is redemption probability, not premium. Your return is the bid rate on a fixed certificate amount, paid if and when the owner redeems through the tax collecting official, and your alternative outcome is a foreclosure action that cannot even be filed until year four. Rate discipline is the whole game: every point you bid down is a point of return surrendered for certainty of allocation, and the first right to purchase later years' liens at your original rate (section 40-10-191) is worth more on a strong parcel than a point won on a weak one.
• In a land county, the premium ceiling is where returns stop. Interest on redemption runs on the amount the land sold for, but only on the portion of any excess bid up to fifteen percent of the market value on the board of equalization's figure (section 40-10-122(a)). Premium above that line is repaid on redemption without interest and is simply at risk if it is not. The rational Alabama land bid therefore has a visible ceiling most summaries never mention: the decree amount plus fifteen percent of market value, above which each additional dollar is a zero interest loan to the redemption process.

Terms: what a bid actually costs

The leftover channel: the certificate goes to the State Land Agent

The county page states the channel in its own words: if the tax lien is not purchased at the sale, a Certificate of Purchase is delivered to the State Land Agent. The same page explains that property sold to the state may be redeemed at any time until the state transfers the certificate to an individual who applies to purchase it from the state, and that if the state transfers the certificate before three years run, the owner may still redeem within the period. State held Morgan County land reaches buyers through the Alabama Department of Revenue Property Tax Division, which publishes transcripts of tax delinquent land and takes online applications to purchase tax delinquent property.

Before you bid

• Read the selling office's current year notice, not a platform calendar. Two counties in this set carry open conflicts between their own pages and platform or secondary calendars: a secondary lien description for a county whose own page runs an in person land sale, and a state directory naming a different assistant collector than the county page. The county's notice for the sale in front of you, on the county's own site, is the only version that counts; where it does not exist, the fields on the county page say NOT PUBLISHED rather than borrowing a neighbor's terms.
• Diary the clocks of the system you are in. A lien buyer who misses the payment clock, one hour before close of business in person or two days online (section 40-10-186), loses the lien. A land buyer diaries the redemption end, three years from the sale date, and the deed demand that follows it. The two systems' expensive mistakes are mirror images: one is a forty-eight hour administrative deadline, the other is a three year wait that starts on a date the certificate, not the calendar, records.
• Price the tail before the ticket. In a lien county the tail is litigation: no possession, no repairs, and no rent until a clerk's deed, and a foreclosure and quiet title action that opens at year four. In a land county the tail is the section 40-10-82 possession carve-out: an owner who stayed in possession is under no time limit at all until the purchaser's own three years of adverse possession run. Either way, the year one economics on the page are not the whole purchase.
• Set the maximum before the sale opens. The free Max-Bid Calculator below works backwards from your exit value to the highest bid you can pay, with the costs shown. Use it with the system's own ceiling: in a lien county, the lowest rate you will accept for this parcel's redemption risk; in a land county, the premium line at fifteen percent of market value above which your money stops earning. A maximum set in the room is not a maximum.

Every Alabama county in this set

One page per county, each verified against the selling office's own published record and the current Title 40, Chapter 10 text for the system that county runs. Alabama has 67 counties; this set is the top 10 by population.

• Jefferson County tax sales
• Mobile County tax sales
• Madison County tax sales
• Montgomery County tax sales
• Shelby County tax sales
• Baldwin County tax sales
• Tuscaloosa County tax sales
• Lee County tax sales
• Morgan County (this page)
• Limestone County tax sales

Keep going

Once a deadline puts you in a sale, the Land Investor Due Diligence Toolkit is the checklist and bid worksheet to run on each parcel before you bid. The same desk runs Florida tax deed sales, Texas tax sales, Pennsylvania tax sales, Georgia tax sales, North Carolina tax foreclosure sales, Ohio tax foreclosure sales, Illinois tax lien sales, Michigan tax foreclosure sales, Arizona tax lien sales, California tax defaulted property sales, Colorado tax lien sales, South Carolina tax sales, Indiana tax lien sales, Tennessee delinquent tax sales, Wisconsin tax deed sales, Missouri tax sales, New Jersey tax lien sales, Maryland tax lien sales, West Virginia tax sales, Virginia tax sales, Oklahoma tax resale, Kansas tax foreclosure sales, Arkansas tax-delinquent land sales and Alabama tax sales, and the proven New York season, with the live membership, sits in the NY tax sale hub.