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Arapahoe County, CO

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Arapahoe County, Colorado — Tax Sale & Surplus Procedure

Local operations layer. The legal framework (redemption periods, surplus rights, statutes, case law) lives on the parent page → colorado. This page covers how Arapahoe County actually runs it. Legal information, not legal advice. Last verified: 2026-06-02.

C0. Identity

  • County seat: Littleton
  • Population: ~666,900 (2024 estimate; 2020 Census: 656,590); third-most populous county in Colorado; largest city is Aurora. [Source: U.S. Census Bureau QuickFacts, retrieved 2026-06-02]
  • Recording unit: county
  • FIPS: 08005
  • Parent legal framework: colorado

C1. Local Tax Sale

  • Conducts own sale? Yes — the Arapahoe County Treasurer & Public Trustee (Michael R. Westerberg) conducts the annual tax-lien-certificate auction. [Source: arapahoeco.gov/Treasurer, retrieved 2026-06-02]

  • Platform: RealAuction — dedicated county subdomain https://arapahoe.coloradotaxsale.com/ (Practice / demo site: https://demo.coloradotaxsale.com/) [Source: Arapahoe County delinquent tax publication (PDF), retrieved 2026-06-02; arapahoeco.gov tax lien sale pages, retrieved 2026-06-02]

  • Calendar:

    • Frequency: Annual (one sale per year).
    • Typical timing: Pre-bidding opens in early October; sale closes in batches beginning in early November. For 2025: pre-bidding/registration opened October 3, 2025; auction closed in batches beginning November 6, 2025 (the 2024 delinquent year sale).
    • Next known sale (2026): Not yet announced as of 2026-06-02. Based on the 2025 pattern, expect registration to open early October 2026 and the auction to close early November 2026. needs_verification: 2026 sale dates — confirm on arapahoeco.gov/Treasurer once announced.
    • [Source: Arapahoe County Treasurer delinquent tax publication, October 9/16/23 2025 newspaper insertions (PDF files.arapahoeco.gov), retrieved 2026-06-02; arapahoeco.gov/tax_lien_sale/index.php, retrieved 2026-06-02]

  • Delinquent list publication:

    • Published in The Littleton Independent for three consecutive weeks in October each year. For the 2025 sale: publication dates were October 9, 16, and 23, 2025 (real property). Manufactured housing delinquent list was published November 6, 13, and 20, 2025 under Legal Notice No. LI 3163. The real property delinquent list is also available as a downloadable Excel file on the county’s tax lien sale files page (arapahoeco.gov/tax_lien_sale/tax_lien_sale_files/) beginning approximately three weeks before the sale opens.
    • [Source: files.arapahoeco.gov — Arapahoe County Tax Lien delinquent publication PDFs (ArapahoeTax_100925 Final.pdf; Arapahoe MH Tax 11.06.25 — FINAL.pdf), retrieved 2026-06-02]

  • Registration & deposit:

    • Registration opens simultaneously with pre-bidding at https://arapahoe.coloradotaxsale.com/ approximately one month before the auction closes (e.g., October 3, 2025 for the November 2025 sale).
    • Deposit: 10% of the total amount the bidder intends to spend, deposited via electronic check (ACH) on the RealAuction platform. Example from county: an $8,000 investment requires an$800 deposit.
    • Computers are available by appointment only at the Treasurer’s office (5334 S. Prince St., Littleton) for bidders without computer access; call 303-795-4550 to schedule.
    • Past lien buyers who wish to retain their existing buyer number must register each year (registration is free; deposit not required for registration alone).
    • [Source: arapahoeco.gov/tax_lien_sale/tax_lien_sale_information.php, retrieved 2026-06-02; delinquent publication PDF, retrieved 2026-06-02]

  • Bidder requirements:

    • Register online via the RealAuction platform; provide name, address, and other basic information; the county completes IRS W-9 forms for all registrants.
    • Failed payment results in loss of bidding rights and forfeiture of winning bids.
    • No additional disclosed qualification criteria (no stated citizenship, entity type, or residency restrictions beyond platform registration).
    • [Source: arapahoeco.gov/tax_lien_sale/tax_lien_sale_information.php, retrieved 2026-06-02]

  • Rate within statutory range: 14% per annum for the 2025 sale (Federal Reserve discount rate as of September 1, 2025 was 4.5%; 9 points above = 14% per C.R.S. § 39-12-103(3)). Arapahoe County applies the state-set rate — no local deviation. [Source: Arapahoe County delinquent tax publication PDF, retrieved 2026-06-02]

  • Bidding method: Premium (“bonus”) bid — the lien is struck to the bidder paying the largest amount in excess of the taxes, interest, advertising, and fees due (C.R.S. § 39-11-115). The premium is credited to the county general fund and is NOT returned on redemption and does NOT draw interest. See colorado Module 1 for the statutory framework.

C2. Local Redemption → framework: right-of-redemption

  • Where to redeem locally: Arapahoe County Treasurer’s Office, 5334 S. Prince St., Littleton, CO 80120. Tax lien redemptions must be paid with cash, cashier’s check, or certified funds (not online). [Source: arapahoeco.gov/tax_lien_sale/index.php, retrieved 2026-06-02]
  • How: Pay delinquent taxes + accrued redemption interest + statutory costs. The Treasurer holds the funds for the certificate-of-purchase (CP) holder and issues a certificate of redemption. Redemption is available any time before execution of the treasurer’s deed.
  • Functional window: 3 years from the lien-sale date (the CP holder cannot apply for the Article 11.5 public-auction process until 3 years post-sale). See colorado Module 2. [Source: arapahoeco.gov/property_tax_information/index.php — “The tax lien must be 3 years old before the purchaser of the lien can apply for a Treasurer’s Deed”; retrieved 2026-06-02]
  • Local fees: Redemption amount = delinquent taxes + statutory redemption interest at the state-set rate (14% for 2025 purchases). The bid premium at the lien sale is NOT included (it went to the county general fund).
  • Redemption contact:
  • Deviations from state default: None confirmed. Arapahoe County follows the standard Colorado framework (C.R.S. §§ 39-12-103 et seq.) with no documented local deviations in redemption procedure.

C3. Local Surplus / Excess Proceeds → framework: surplus-funds

High surplus-volume jurisdiction: Arapahoe County has two distinct surplus streams handled by the same officeholder (Michael R. Westerberg, Treasurer & Public Trustee) but through different functions at the same address. Read both sections.

C3a. Tax treasurer’s-deed public-auction overbid (HB24-1056, Art. 11.5)

After a 3-year redemption period, the CP holder may apply for a public auction of a certificate of option for treasurer’s deed under C.R.S. § 39-11.5-102. The Arapahoe County Treasurer conducts this process per the state framework in colorado Module 3A. Any overbid (winning bid above the minimum) flows first to junior lienors, then to the former property owner.

  • Claim filing venue (overbid from treasurer’s-deed auction):

  • Claim procedure (former property owner): Under C.R.S. § 39-11.5-109(2), the Treasurer mails the former owner an overbid notice within 30 days of the auction. Contact the Treasurer’s Office directly at 303-795-4550 or Treasurer@ArapahoeGov.com.

  • Claim procedure (junior lienholders): File a notice of intent to redeem with supporting lien documentation before the auction (§§ 39-11.5-111, -113).

  • Claim form: No specific named form or downloadable link identified on the Arapahoe County Treasurer’s website as of 2026-06-02. Contact the Treasurer’s Office directly. needs_verification: confirm whether a specific claim form or form name exists for Article 11.5 overbid claims at the Arapahoe County Treasurer.

  • Local deadline notes: No county-specific deadline beyond the state statutory framework (§ 39-11.5-109(2)): Treasurer mails notice within 30 days of auction; unclaimed funds held in escrow for 6 months from the auction date, then transferred to the Colorado State Treasurer as unclaimed property under Title 38, Art. 13.

  • Dedicated Article 11.5 auction platform: No separate Article 11.5 auction platform URL is advertised on the Arapahoe County Treasurer’s website as of 2026-06-02 (unlike El Paso County, which uses a dedicated GovEase subdomain). needs_verification: confirm whether Arapahoe County uses a dedicated platform (e.g., a RealTaxDeed/GovEase subdomain) for Article 11.5 public auctions, or conducts them in-person or through another venue.

  • Third-party recovery (tax-surplus finders):

    • Under C.R.S. § 39-11.5-109(2)(c): agreements to pay compensation to recover the owner’s Article 11.5 overbid from the Treasurer are void and unenforceable while funds are in the Treasurer’s custody.
    • Inducing such an agreement is a Class 2 misdemeanor. See colorado Module 3A for the full prohibition.

C3b. Mortgage / deed-of-trust foreclosure overbid (Public Trustee)

The Arapahoe County Public Trustee (Michael R. Westerberg, same officeholder) holds in-person foreclosure sales every Wednesday at 10:00 a.m. at the County Administration Building East Hearing Room, 5334 S. Prince St., Littleton. When the winning bid exceeds the total owed, the excess (overbid) belongs to the original grantor after the lender deficiency and junior lienors are paid.

  • Claim filing venue:

  • Claim procedure (former owner):

    • Call 303-730-0071. “There is no charge to grantors for this service.”
    • The county explicitly states: “No one may charge a fee to help you collect your money” (per its posted overbid list header, retrieved 2026-06-02).
    • No specific form identified; the Public Trustee handles directly by phone.
    • [Source: arapahoeco.gov/public_trustee/foreclosures/overbid_information.php, retrieved 2026-06-02]

  • Unclaimed-funds list:

  • Local deadline notes: The Public Trustee holds unclaimed overbid funds in escrow for 6 months from the sale date, then transfers them to the Colorado State Treasurer as unclaimed property (“Great Colorado Payback” program). See colorado Module 3B. [Source: arapahoeco.gov/public_trustee/foreclosures/overbid_information.php, retrieved 2026-06-02]

  • Third-party recovery (mortgage-overbid finders) — C.R.S. § 38-38-111:

    • Void during Public Trustee custody: any finder’s-fee agreement is unenforceable while the Public Trustee holds the funds, and inducing such an agreement is a misdemeanor (up to 6 months / $10,000 fine).
    • Void during first 2 years of State Treasurer’s custody.
    • After 2½ years total: capped at 20% (2½–3 years post-sale); 30% for amounts held by the State Treasurer 3+ years; agreement must be written, signed, describe the property, sale date, and services.
    • The county’s overbid information page states fees are “now illegal” under HB 16-1090.
    • [Source: arapahoeco.gov/public_trustee/foreclosures/overbid_information.php, retrieved 2026-06-02; see colorado Module 3B for statutory detail]

▸ For Investors / Operators — Arapahoe County’s annual tax-lien-certificate auction closes in early November (pre-bidding opens early October) on RealAuction (arapahoe.coloradotaxsale.com), with a 10% ACH deposit and a 14% annual return (2025 rate, premium bidding method — C.R.S. § 39-11-115). The certificate must be 3 years old before applying for the HB24-1056 Article 11.5 public auction of a certificate of option for treasurer’s deed; no dedicated Article 11.5 platform is publicly listed — contact the Treasurer at 303-795-4550. Public trustee (deed-of-trust) foreclosure auctions are in-person every Wednesday at 10:00 a.m. at the County Administration Building East Hearing Room in Littleton; cashier’s check or cash only (no money orders); third-party bidders pay a $300 fee per property (HB24-1443). The junior lienholder redemption window closes on the eighth business day after the sale, and the Confirmation Deed issues 10–15 business days after title vests.

▸ For Former Owners — For mortgage/deed-of-trust foreclosure overbids, call the Arapahoe County Public Trustee at 303-730-0071 or email eforeclosures@ArapahoeGov.com; the office states there is no charge to grantors for this service and no finder’s-fee agreement is enforceable while funds are in the Public Trustee’s custody. A live overbid list is published at arapahoeco.gov/public_trustee/foreclosures/overbid_information.php. Unclaimed overbid funds are held in escrow for 6 months from the sale date, then transferred to the Colorado State Treasurer’s “Great Colorado Payback” program. For Article 11.5 tax treasurer’s-deed auction overbids, the Treasurer mails a notice within 30 days of the auction; contact the Treasurer’s Office at 303-795-4550 for the claim process, as no specific form is publicly listed.

C4. Offices & Contacts

OfficeNameAddressPhoneURL
Treasurer (tax lien sale, redemption, Article 11.5 auctions)Michael R. Westerberg5334 S. Prince St., Littleton, CO 80120303-795-4550https://www.arapahoeco.gov/your_county/county_departments/treasurer/
Public Trustee (deed-of-trust foreclosures, mortgage overbid)Michael R. Westerberg (consolidated per HB19-1295)5334 S. Prince St., Littleton, CO 80120303-730-0071 · Fax 303-730-0076https://www.arapahoeco.gov/your_county/county_departments/public_trustee/
Clerk and RecorderJoan Lopez5334 S. Prince St., Littleton, CO 80120 (main branch; additional branches exist)303-795-4200 · recording@arapahoegov.comhttps://www.arapahoeco.gov/your_county/county_departments/clerk_and_recorder/
Sheriff (judicial foreclosures / writs of execution)Tyler S. Brown13101 E. Broncos Pkwy, Centennial, CO 80112720-874-3845 (civil unit)https://www.arapahoeco.gov/your_county/county_departments/sheriffs_office/bureaus/support_services_bureau/civil_and_warrants_unit/sheriffs_sales.php

Notes on offices:

  • Consolidated Treasurer & Public Trustee: Michael R. Westerberg holds both positions under Colorado HB19-1295 (Class 2 county consolidation, effective July 1, 2020). Both functions operate from 5334 S. Prince St. with separate phone numbers and email addresses. [Source: arapahoeco.gov/public_trustee/index.php; cctpta.org/roster-member/ arapahoe-county-treasurer-public-trustee/, retrieved 2026-06-02]

  • Sheriff’s sales (judicial foreclosures): The Arapahoe County Sheriff conducts property sales under “Order and Decree for Judicial Foreclosure or Writ of Execution” at the flagpole outside the Sheriff’s Office, 13101 E. Broncos Pkwy, Centennial, CO 80112, at 10:00 a.m. Thursdays. Notices are published in the Littleton Independent legal notices section. Cash or certified funds required. Deed-of-trust (non-judicial) foreclosures go through the Public Trustee, not the Sheriff. [Source: arapahoeco.gov/sheriffs_office/…/sheriffs_sales.php, retrieved 2026-06-02]

  • Clerk and Recorder — branches: The office has four branch locations. The main branch at 5334 S. Prince St., Littleton is the Recording Division (deeds, liens, releases). Appointment scheduling available at https://qw-arapahoe.us.qmatic.cloud/qmaticwebbooking/. [Source: arapahoeco.gov/clerk_and_recorder/index.php, retrieved 2026-06-02]

  • Sheriff name: Tyler S. Brown (confirmed on official county website Our Agency page and staff directory). [Source: arapahoeco.gov/sheriffs_office/our_agency/index.php and staff directory, retrieved 2026-06-02]

C5. Local Procedure Notes

  • November tax lien auction (vs. typical statewide November): Arapahoe County’s real estate lien auction closes in early November (November 6 for the 2025 sale) with pre-bidding opening in early October — consistent with the broader statewide November window but with online pre-bidding beginning a month earlier. This is not a significant deviation from state procedure.

  • Consolidated Treasurer & Public Trustee (same person, different phones): Unlike most smaller Colorado counties, Arapahoe County’s Treasurer and Public Trustee are the same individual (Westerberg) under HB19-1295. The offices are co-located at 5334 S. Prince St. but use separate phone lines and email addresses for tax lien vs. foreclosure matters. Claimants must use the correct contact for each stream (303-795-4550 for tax lien; 303-730-0071 for mortgage foreclosure overbid).

  • HB24-1056 / Article 11.5 implementation: The Arapahoe County Treasurer’s website confirms the certificate-of-option public auction process is in effect (“an option for a Treasurer’s Deed will be sold to the highest bidder”), but no dedicated web page, auction calendar, or platform URL for Article 11.5 sales is publicly listed as of 2026-06-02. Claimants should contact the Treasurer’s Office directly at 303-795-4550. [Source: arapahoeco.gov/property_tax_information/index.php, retrieved 2026-06-02]

  • $300 outside-bidder fee at Public Trustee sales (HB24-1443, eff. July 1, 2024): Third-party bidders at public trustee foreclosure auctions must pay an additional $300 per property purchased, payable by check, cash, or deducted from the winning bid amount. [Source: arapahoeco.gov/public_trustee/sales_information/sale_process.php, retrieved 2026-06-02]

  • Public trustee sales — in-person only: Unlike the tax lien sale (fully online via RealAuction), public trustee deed-of-trust foreclosure auctions are conducted in-person at the County Administration Building East Hearing Room every Wednesday at 10:00 a.m. Bidders must attend in person, complete bid sheets per property, and bring cashier’s checks or cash. Money orders are NOT accepted. [Source: arapahoeco.gov/public_trustee/sales_information/sale_process.php, retrieved 2026-06-02]

  • Junior lienholder redemption window (mortgage foreclosure): Junior lienors have until the eighth business day after the sale to redeem. The Confirmation Deed is executed 10–15 business days after title vests. [Source: arapahoeco.gov/public_trustee/foreclosures/foreclosure_timeline.php, retrieved 2026-06-02]

  • Notice of Election and Demand (NED) recording: The Public Trustee records the NED within 10 business days of receiving it from the lender’s attorney. Standard properties: sale set 110–125 calendar days after NED recording. Agricultural properties: 215–230 calendar days. [Source: arapahoeco.gov/public_trustee/foreclosures/foreclosure_timeline.php, retrieved 2026-06-02]

  • Intent to Cure: Borrower may file up to 15 calendar days before the first scheduled sale date; lender must provide a cure statement by no later than the eighth calendar day before the sale. [Source: arapahoeco.gov/public_trustee/foreclosures/foreclosure_timeline.php, retrieved 2026-06-02]

  • Lender’s pre-sale bid due noon, 2 business days prior to the sale; court Order Authorizing Sale (Rule 120) required at least 16 calendar days before sale. [Source: arapahoeco.gov/public_trustee/foreclosures/foreclosure_timeline.php, retrieved 2026-06-02]

C6. Records Access

ResourceURL
Parcel / property search (Assessor)https://www.arapahoeco.gov/your_county/county_departments/assessor/property_search/index.php
Recorder / deed search portalhttps://arapahoe.co.publicsearch.us/
GIS interactive map (ArapaMAP)https://gis.arapahoegov.com/ArapaMAP/
GIS lite map (ArapaMAPLite)https://gis.arapahoegov.com/ArapaMAPLite
Address/Parcel info toolhttps://www.arapahoeco.gov/your_county/county_departments/assessor/arapahoe_maps_gis/address___parcel_info.php
Tax payment / tax searchhttps://www.arapahoeco.gov/your_county/county_departments/treasurer/tax_search.php
Pay taxes onlinehttps://www.arapahoeco.gov/your_county/county_departments/treasurer/pay_taxes/index.php
Tax lien auction platformhttps://arapahoe.coloradotaxsale.com/
Delinquent tax publicationshttps://www.arapahoeco.gov/your_county/county_departments/treasurer/delinquent_tax_publications.php
Public trustee foreclosure searchhttps://www.arapahoeco.gov/your_county/county_departments/public_trustee/foreclosures/index.php
Public trustee overbid listhttps://www.arapahoeco.gov/your_county/county_departments/public_trustee/foreclosures/overbid_information.php
Foreclosure forms (PT)https://www.arapahoeco.gov/your_county/county_departments/public_trustee/foreclosures/foreclosure_forms.php

[Sources: arapahoeco.gov assessor, clerk, and treasurer pages; retrieved 2026-06-02]

C7. Meta

sources:

needs_verification:

  • “2026 tax lien sale dates (pre-bidding open date and auction close date) — not yet posted on arapahoeco.gov as of 2026-06-02; historically early October open / early November close.”
  • “Specific form name and download URL for Article 11.5 overbid claims at the Arapahoe County Treasurer — county website does not list a dedicated form as of 2026-06-02; call 303-795-4550.”
  • “Whether Arapahoe County uses a dedicated Article 11.5 auction platform (e.g., a RealTaxDeed/GovEase subdomain) for treasurer’s-deed public auctions, or conducts them in-person/through another process — no public-facing platform URL found on county website as of 2026-06-02.”
  • “Specific registration closing deadline for the 2025 lien sale — the county website describes registration as open simultaneously with pre-bidding (Oct 3, 2025) but does not state an explicit registration close date.”
  • “Whether Arapahoe County publishes a separate written list of Article 11.5 (treasurer’s-deed) overbid claimants — no such list identified on arapahoeco.gov/Treasurer as of 2026-06-02 (mortgage overbid list is published by the Public Trustee).”

cross_links: colorado, right-of-redemption, surplus-funds, third-party-recovery-rules, treasurer-sale, tyler-v-hennepin-county, bankruptcy-automatic-stay, federal-tax-lien-redemption

changelog:

  • “2026-06-02 — Initial population (autoresearch). Sources retrieved: 18 official county URLs / PDFs. Key facts verified: RealAuction platform (arapahoe. coloradotaxsale.com); November 6, 2025 auction close date; October 3, 2025 pre-bidding open; delinquent list published in The Littleton Independent (Oct 9/16/23 for real property; Nov 6/13/20 for manufactured housing); 14% 2025 rate; 10% deposit; Westerberg as consolidated Treasurer & Public Trustee (HB19-1295); Public Trustee Wednesday 10am in-person sales; $300 outside-bidder fee (HB24-1443); 8th-business-day junior lienholder redemption window; overbid list as of 3/2/2026 with 14 properties (amounts$17K–$381K); mortgage overbid claim contact (303-730-0071, eforeclosures@ArapahoeGov.com); 6-month escrow / State Treasurer transfer; Clerk Joan Lopez; GIS portals ArapaMAP and ArapaMAPLite; document search at arapahoe.co.publicsearch.us.”
  • “2026-06-02 — Gap-close pass (autoresearch). Sheriff name resolved: Tyler S. Brown confirmed via arapahoeco.gov/sheriffs_office/our_agency/index.php and staff directory. Removed 1 needs_verification item; gap_score reduced from 6 to 5. CCTPTA tax-deed sales page confirms no dedicated Article 11.5 platform listed for Arapahoe County. Remaining 5 needs_verification items are confirmed unresolvable from official sources as of 2026-06-02 (all Row 2 — acceptable).”

▸ For Investors / Operators — Arapahoe County’s annual tax-lien-certificate auction closes in early November (pre-bidding opens early October) on RealAuction (arapahoe.coloradotaxsale.com), with a 10% ACH deposit and a 14% annual return (2025 rate, premium bidding method — C.R.S. § 39-11-115). The certificate must be 3 years old before applying for the HB24-1056 Article 11.5 public auction of a certificate of option for treasurer’s deed; no dedicated Article 11.5 platform is publicly listed — contact the Treasurer at 303-795-4550. Public trustee (deed-of-trust) foreclosure auctions are in-person every Wednesday at 10:00 a.m. at the County Administration Building East Hearing Room in Littleton; cashier’s check or cash only (no money orders); third-party bidders pay a $300 fee per property (HB24-1443). The junior lienholder redemption window closes on the eighth business day after the sale, and the Confirmation Deed issues 10–15 business days after title vests.

▸ For Former Owners — For mortgage/deed-of-trust foreclosure overbids, call the Arapahoe County Public Trustee at 303-730-0071 or email eforeclosures@ArapahoeGov.com; the office states there is no charge to grantors for this service and no finder’s-fee agreement is enforceable while funds are in the Public Trustee’s custody. A live overbid list is published at arapahoeco.gov/public_trustee/foreclosures/overbid_information.php. Unclaimed overbid funds are held in escrow for 6 months from the sale date, then transferred to the Colorado State Treasurer’s “Great Colorado Payback” program. For Article 11.5 tax treasurer’s-deed auction overbids, the Treasurer mails a notice within 30 days of the auction; contact the Treasurer’s Office at 303-795-4550 for the claim process, as no specific form is publicly listed.

Legal information, not legal advice. This page summarizes Arapahoe County, Colorado procedures as of the last_verified date and may be incomplete or out of date. Statutes (particularly HB24-1056 / C.R.S. Article 11.5 and § 38-38-111) govern; verify against cited primary sources and the colorado state page. Consult a licensed Colorado attorney before acting on any information here.

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