USA Foreclosure Wiki

Larimer County, CO

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Larimer 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 Larimer County actually runs it. Legal information, not legal advice. Last verified: 2026-06-02.

C0. Identity

  • County seat: Fort Collins
  • Population: ~359,074 (2020 Census); fourth-most populous county in Colorado. Major cities: Fort Collins (county seat), Loveland, Estes Park. [Source: U.S. Census Bureau 2020 Census FIPS 08069]
  • Recording unit: county
  • FIPS: 08069
  • Parent legal framework: colorado

C1. Local Tax Sale

  • Conducts own sale? Yes — the Larimer County Treasurer & Public Trustee (Irene Josey) conducts the annual tax-lien-certificate auction. [Source: larimer.gov/treasurer, retrieved 2026-06-02]

  • Platform: In-person at Larimer County Fairgrounds at the Ranch (Thomas McKee 4-H Community Building, 5280 Arena Circle, Loveland, CO). This is not an online RealAuction/GovEase lien sale — it is a live in-person premium-bid auction with assigned seating. [Source: larimer.gov/treasurer/thirdparty/liens/sale, retrieved 2026-06-02; larimer.gov/spotlights/2025/10/31/larimer-county-treasurers-annual-tax-lien-sale, retrieved 2026-06-02]

    Note: The Treasurer’s Deed public auction (separate, post-3-year process under HB24-1056) is conducted online via GovEase: https://liveauctions.govease.com/co/colarimertread/1452/browsestandard [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02]

  • Calendar:

    • Frequency: Annual (one sale per year, delinquent tax year).
    • Typical timing: November — the 2025 sale was held November 20, 2025; the 2026 sale is scheduled for November 19, 2026.
    • Registration opens at 7:30 a.m. on the sale day; premium bidding begins at 8:30 a.m.
    • [Source: larimer.gov/treasurer/thirdparty/liens/sale, retrieved 2026-06-02]

  • Interest rate: Set annually by the State Bank Commissioner at 9 percentage points above the September 1 federal discount rate, rounded to the nearest full percent (C.R.S. § 39-12-103(3)). For 2025 purchases: 14% per annum. The 2026 rate will be announced September 1, 2026. [Source: larimer.gov/treasurer/thirdparty/liens/sale, retrieved 2026-06-02; colorado § 39-12-103(3)]

  • Bidding method: Premium bid (same as statewide Colorado default per C.R.S. § 39-11-115). The lien is struck to the bidder paying the largest premium over the delinquent taxes/costs. Premiums ≥ $5,000 qualify for premium bidding starting at$50 with $50 minimum increments; items under$200 may be passed without penalty; items over $200 require acceptance or loss of turn. The premium earns no interest and is not refunded on redemption. [Source: larimer.gov/treasurer/thirdparty/liens/sale, retrieved 2026-06-02]

  • Registration & deposit / bidder requirements:

    • Bidders must appear in person (no remote/agent bidding — “Agents for individual investors are not allowed”).
    • Must be 18 or older.
    • Must submit to the Treasurer’s office before the sale (or by deadline 2 days prior via mail/hand delivery):
      1. W-9 form (IRS) — required for 1099-INT issuance; may be on file from a prior year.
      2. Declaration of Statutory Compliance (county form, 2025 edition).
      3. Declaration of Legal Interest (county form, 2025 edition).
      4. ACH Authorization (optional but recommended for certificate proceeds).
    • Payment on sale day: personal or business checks only — no cash, no certified funds.
    • County officials, employees, and their immediate family members are ineligible (C.R.S. § 39-11-151).
    • [Source: larimer.gov/treasurer/thirdparty/liens/sale and /sale/forms, retrieved 2026-06-02]

  • Delinquent list / property list:

    • Beginning the first week of October each year, an Excel spreadsheet of advertised delinquent properties is available for download from larimer.gov/treasurer/thirdparty/liens/sale (updates nightly through sale day).
    • For the 2025 sale there were 1,804 real property accounts with ~$4.74 million in delinquent taxes.
    • Taxes officially become delinquent on June 16 annually; the Treasurer mails delinquent statements in July.
    • [Source: larimer.gov/treasurer/thirdparty/liens/sale; larimer.gov/spotlights/ 2025/10/31/larimer-county-treasurers-annual-tax-lien-sale; larimer.gov/ treasurer/pay/delinquent; all retrieved 2026-06-02]

  • Subsequent taxes (“subtax” / endorsement):

    • A CP holder may endorse subsequent delinquent taxes onto the original certificate under C.R.S. § 39-11-119 (Larimer County calls this program “SUBTAX”).
    • Subtax quotes are mailed end of July annually; payments are accepted from the first business day in August through the last business day in October.
    • Subtax payments earn the same interest rate as the original certificate.
    • Cannot be processed for properties in bankruptcy or on replatted/amended parcels.
    • [Source: larimer.gov/treasurer/thirdparty/liens/endorsement, retrieved 2026-06-02; C.R.S. § 39-11-119]

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

  • Where to redeem: Larimer County Treasurer’s Office — 200 W. Oak Street, Suite 2100, Fort Collins, CO 80521 (in person or by mail with certified funds). [Source: larimer.gov/treasurer/thirdparty/ liens/redemption, retrieved 2026-06-02]

  • Who may redeem: “Payments will only be accepted from the owner, their agent, or any other person having a legal or equitable claim against the property” before a Treasurer’s Deed is executed. (Consistent with C.R.S. § 39-12-103.) [Source: larimer.gov/treasurer/thirdparty/liens/redemption, retrieved 2026-06-02]

  • Accepted payment forms: Cash or certified funds only (personal checks not accepted for redemption). Payment must arrive by 4:30 p.m. on the last business day of the month for which the quote was provided; postmarks are not acceptable.

  • What redemption covers: Delinquent taxes + delinquent interest + advertising fees + any other costs incurred during the lien process + the $1,000 application fee if a Treasurer’s Deed application has already been accepted. [Source: larimer.gov/treasurer/thirdparty/liens/redemption, retrieved 2026-06-02]

  • Interest recalculation: Interest recalculates monthly; the total amount due changes each month. Contact the Treasurer’s office for a current quote.

  • Certificate of redemption: Upon payment, the Treasurer issues a certificate (with property description, redemption date, amount paid, and payer info) that is recorded with the Clerk and Recorder and then mailed — typically within one month. [Source: larimer.gov/treasurer/thirdparty/ liens/redemption, retrieved 2026-06-02]

  • Redemption contact: (970) 498-7020 · 200 W. Oak St., Suite 2100, Fort Collins, CO 80521. Hours: Mon–Fri 8 a.m.–4:30 p.m.

  • Deviations from state default: None identified — Larimer County follows the statewide statutory framework under C.R.S. §§ 39-12-103, 39-11-119.

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

Tax Lien / Treasurer’s Deed Overbid (HB24-1056 / Art. 11.5)

  • Mechanism: After the 3-year redemption window, the CP holder may apply for a public auction of a certificate of option for Treasurer’s Deed under Art. 11.5 (C.R.S. § 39-11.5-102). Larimer County conducts these auctions online via GovEase: https://liveauctions.govease.com/co/colarimertread/1452/browsestandard [Source: larimer.gov/treasurer/thirdparty/liens; larimer.gov/treasurer/ thirdparty/liens/deed; both retrieved 2026-06-02]

  • Claim filing venue for overbid: Larimer County Treasurer’s Office — 200 W. Oak Street, Suite 2100, Fort Collins, CO 80521. Civil Deputy: (970) 498-7029. [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02]

  • Application fee / costs: $1,000 application fee (covers title commitment and policy, advertising, mailing, posting, and auction expenses). Payable by one check per application at the time of submission. [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02]

  • Overbid distribution — waterfall (C.R.S. § 39-11.5-109(1)):

    1. Junior lienors (in recording priority) who filed a notice of intent to redeem — up to each lien’s unpaid amount.
    2. Any remaining overbid → former property owner. [Source: colorado Module 3 (HB24-1056 § 39-11.5-109 enrolled text, retrieved 2026-06-01)]

  • Owner notice: Treasurer mails the owner an overbid notice within 30 days of the auction. If overbid ≥ $25 and the mailing address is not current, the Treasurer makes reasonable efforts to locate the owner. [Source: C.R.S. § 39-11.5-109(2); colorado]

  • Deadline / escrow: Overbid held in escrow for 6 months from the auction date; unclaimed funds transfer to the Colorado State Treasurer as unclaimed property (Great Colorado Payback — treasury.colorado.gov). [Source: C.R.S. § 39-11.5-109(2)–(3); colorado]

  • Recovery-agent prohibition: Agreements to pay compensation to recover the owner’s overbid from the Treasurer are void and unenforceable; inducing such agreements is a Class 2 misdemeanor (C.R.S. § 39-11.5-109(2)(c)). [Source: colorado; HB24-1056 enrolled text]

  • County-held lien list: A PDF list of county-held liens acquired through annual tax sales is published on larimer.gov/treasurer/thirdparty/ liens (last version dated December 3, 2025). These certificates can be purchased by private investors (contact Treasurer’s office). [Source: larimer.gov/treasurer/thirdparty/liens, retrieved 2026-06-02]

▸ For Investors / Operators — Larimer County’s annual tax-lien sale is in-person only at the Fairgrounds in Loveland (November 19, 2026), using a premium-bid format with assigned seating; agents for individual investors are prohibited and payment on sale day is by personal/business check only. After the 3-year redemption window, the Art. 11.5 Treasurer’s Deed path requires a $1,000 application fee and runs approximately 5–6 months, with the GovEase public auction conducted online. The county's own website confirms that a Treasurer's Deed "provides unmarketable title for seven years" — quiet-title action in the Larimer County District Court (201 LaPorte Ave., Fort Collins) is effectively required before a title insurer will write a policy. Public-trustee (mortgage) foreclosure sales run every Wednesday at 10:00 a.m. via larimer.realforeclose.com with a$1,100 deposit (effective July 1, 2025).

▸ For Former Owners — If a Larimer County tax-lien auction for your property generates an overbid under the Art. 11.5 process, the Treasurer mails you notice within 30 days of the auction. The overbid is held in escrow for 6 months; contact the Larimer County Treasurer’s Civil Deputy at (970) 498-7029 (200 W. Oak Street, Suite 2100, Fort Collins) to claim. Agreements to pay third parties for help recovering this overbid from the Treasurer are void and a Class 2 misdemeanor. For public-trustee (mortgage foreclosure) overbids, contact (970) 498-7020; borrowers do not need to pay any fee to collect those excess funds. Unclaimed amounts transfer to the Colorado State Treasurer (Great Colorado Payback — treasury.colorado.gov).

Mortgage / Deed-of-Trust Foreclosure Overbid

  • Distribution: Overbid from a public-trustee sale is paid (1) to junior lienors who filed a timely notice of intent to redeem (within 8 business days of sale) in order of recording priority; (2) remainder to the former owner who timely applies. [Source: larimer.gov/treasurer/ publictrustee/foreclosures; frascona.com/overbid-funds; both retrieved 2026-06-02; C.R.S. § 38-38-111]

  • How borrower claims funds: Contact the Larimer County Public Trustee office after the sale at (970) 498-7020. “Borrowers do not need to pay any fee to the Public Trustee or any third party in order to collect excess funds.” [Source: larimer.gov/treasurer/publictrustee, retrieved 2026-06-02]

  • Timeline / unclaimed: If the owner fails to apply within 60 days of the foreclosure sale, the Treasurer publishes a notice within 90 days of sale; overbid held for 6 months from sale date; unclaimed funds transfer to the Colorado State Treasurer (unclaimed property). [Source: C.R.S. § 38-38-111; larimer.gov/treasurer/publictrustee/ foreclosures, retrieved 2026-06-02; frascona.com/overbid-funds]

  • Unclaimed list published: needs_verification — Larimer County does not appear to publish a separate overbid unclaimed list online; contact (970) 498-7020 or check the State Treasurer unclaimed property portal.

C4. Offices & Contacts

OfficeName / OfficialAddressPhoneURL
Treasurer & Public TrusteeIrene Josey200 W. Oak St., Suite 2100, Fort Collins, CO 80521 (Mailing: P.O. Box 1250, Fort Collins, CO 80522)(970) 498-7020 · Direct: (970) 498-7027 · Email: lctreasurer@larimer.orglarimer.gov/treasurer
Clerk & Recorder (Recording)—200 W. Oak St., 1st Floor, Fort Collins, CO 80521(970) 498-7860 · recording@larimer.govlarimer.gov/clerk/recording
Clerk of Court (8th Judicial District)Kathleen Madden201 LaPorte Ave., Suite 100, Fort Collins, CO 80521(970) 494-3501coloradojudicial.gov/courts/trial-courts/larimer-county
AssessorBob Overbeck200 W. Oak St., Fort Collins, CO 80521(970) 498-7050larimer.gov/assessor
Sheriff (if applicable)———No sheriff role in Larimer County tax-lien or public-trustee sales

[Sources: larimer.gov/treasurer; larimer.gov/clerk/recording; coloradojudicial.gov/courts/trial-courts/larimer-county; larimer.gov/assessor; all retrieved 2026-06-02]

C5. Local Procedure Notes

  • In-person auction format (unusual for Colorado): Most large Colorado counties use online platforms (RealAuction, GovEase) for the annual tax-lien sale. Larimer County conducts its lien sale in person at the Fairgrounds in Loveland. Bidders are assigned seats and must remain in place throughout. [Source: larimer.gov/treasurer/thirdparty/liens/sale, retrieved 2026-06-02]

  • Agent prohibition: Individual investors must bid in person; no proxy agents are permitted. One bidder number per person. [Source: larimer.gov/ treasurer/thirdparty/liens/sale, retrieved 2026-06-02]

  • Payment at sale — checks only: Unlike many counties that accept certified funds, Larimer County’s annual lien sale accepts personal or business checks (no cash, no certified funds). Payment is due before leaving the premises. [Source: larimer.gov/treasurer/thirdparty/liens/sale, retrieved 2026-06-02]

  • Treasurer’s Deed timeline — 5–6 months: Larimer County’s Art. 11.5 process takes approximately 5–6 months from application acceptance to deed issuance; the auction occurs 120 days after first advertising. [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02]

  • Deed marketability notice: The county’s own website warns that “Treasurer’s Deed provides unmarketable title for seven years.” This reflects the insurer practice of requiring quiet title before issuance of a title policy; see C8 below. [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02]

  • Mobile/manufactured homes excluded: Larimer County’s Treasurer’s Deed process under Art. 11.5 applies to real property only; mobile and manufactured homes are excluded from the process. [Source: larimer.gov/ treasurer/thirdparty/liens/deed, retrieved 2026-06-02]

  • Foreclosure sale schedule — every Wednesday: Public Trustee sales occur every Wednesday at 10:00 a.m. MT (except county holidays) via larimer.realforeclose.com. Preliminary sale list posts Monday after noon MT. [Source: larimer.gov/treasurer/publictrustee/foreclosures, retrieved 2026-06-02]

  • Foreclosure deposit increase (July 1, 2025): Effective July 1, 2025, the Public Trustee increased the foreclosure bidder deposit to $1,100 due to new recording-fee increases. [Source: larimer.gov/treasurer/ publictrustee, retrieved 2026-06-02]

  • Publication venue for foreclosures: Mandatory notices published in the Loveland Reporter-Herald for 5+ consecutive weeks. [Source: larimer.gov/ treasurer/publictrustee/foreclosures, retrieved 2026-06-02]

  • Subtax bankruptcy exception: Subtax (endorsement of subsequent taxes) cannot be processed for properties in bankruptcy or on replatted/ amended parcels. [Source: larimer.gov/treasurer/thirdparty/liens/ endorsement, retrieved 2026-06-02]

  • Certificate recording: All certificates of purchase are recorded electronically with the Clerk & Recorder within two weeks of the sale and are viewable through the free Easy Access portal. [Source: search snippet — Larimer County Treasurer (retrieved 2026-06-02)]

C6. Records Access

ResourceURLNotes
Parcel / assessor searchhttps://www.larimer.gov/assessor/searchSearch by parcel number, owner name, or address
Recorder / deed search (Easy Access)https://records.larimer.org/landmarkwebFree search; images: $0.25/page; index from 1971
GIS parcel maphttps://maps1.larimer.org/gvh/Larimer County Enterprise GIS Portal (Esri/Geocortex)
Property tax search / paymenthttps://tre2pub.larimer.org/treasurer/Tax search, payment, and Municipay online payment
Tax payment portal (main)https://www.larimer.gov/treasurer/payMethods: e-check, Mastercard, Visa, Discover, AmEx
Public Trustee foreclosure searchhttps://apps.larimer.org/publictrustee/search/Foreclosure cases; sale reports
Foreclosure online saleshttps://larimer.realforeclose.comRealForeclose — public-trustee sale registration and bidding
Treasurer’s Deed auctionhttps://liveauctions.govease.com/co/colarimertread/1452/browsestandardGovEase — Art. 11.5 public auction
Tax lien investor infohttps://www.larimer.gov/treasurer/thirdparty/liensHub for lien sale, endorsement, redemption, deed, forms

[Sources: larimer.gov/assessor/search; larimer.gov/clerk/recording/easy-access; maps1.larimer.org; tre2pub.larimer.org; larimer.gov/treasurer/pay; apps.larimer.org/publictrustee/search; larimer.realforeclose.com; larimer.gov/treasurer/thirdparty/liens; all retrieved 2026-06-02]

C8. Title & Quiet Title

  • Title type: Tax lien certificate (certificate of purchase); ultimately a treasurer’s deed issues via the Art. 11.5 GovEase public-auction process. [Source: colorado; larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02]

  • Quiet title required? Practically yes. Larimer County’s own official website states a Treasurer’s Deed provides “unmarketable title for seven years” — meaning title insurers will not underwrite a retail sale or financing without either a quiet-title decree or the passage of that period. [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02; colorado § 38-41-111 (7-year curative period)]

  • Quiet title action type: Judicial — filed under C.R.S. § 39-11-133 in the Colorado district court for the county where the property is located. [Source: colorado Module 5b; C.R.S. § 39-11-133]

  • Court with jurisdiction: Larimer County District Court (8th Judicial District) — Larimer County Justice Center, 201 LaPorte Ave., Suite 100, Fort Collins, CO 80521. Phone: (970) 494-3500. [Source: coloradojudicial.gov/courts/trial-courts/larimer-county, retrieved 2026-06-02]

  • Court Resource Center: Located on the first floor of the Justice Center for self-represented litigants. Contact: 08CourtResourceCenter@judicial. state.co.us · (970) 494-3581. Hours: Mon/Wed/Fri 8 a.m.–4 p.m.; Tue/Thu 8 a.m.–2 p.m. [Source: coloradojudicial.gov/courts/trial-courts/ larimer-county, retrieved 2026-06-02]

  • Typical timeline: 6–12+ months for an uncontested case (statewide Colorado norm). Contested cases take longer. [Source: colorado Module 5b (Frascona.com quiet-title primer, retrieved 2026-06-02)]

  • Typical cost range: $2,000–$5,000+ for uncontested quiet title (attorney/court/publication fees); complex cases with multiple defects can exceed $5,000. [Source: colorado Module 5b (Tax Title Services CO; Jones Property Law CO QTA, retrieved 2026-06-02)]

  • Deed seasoning: Larimer County’s website confirms the 7-year unmarketable-title period. Title insurers require quiet-title decree or passage of this period before issuing a policy for retail sale or financing. [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02; colorado Module 5b]

  • Title insurers active locally: Land Title Guarantee Company (LTGC) and Fidelity/First American after quiet title; Tax Title Services provides a certification some underwriters accept. needs_verification — confirm specific underwriters willing to insure Larimer County treasurer’s deeds post-quiet-title. [Source: colorado Module 5b (LTGC; Tax Title Services CO)]

C9. Purchaser Obligations

  • Subsequent tax payment office: Larimer County Treasurer & Public Trustee, 200 W. Oak St., Suite 2100, Fort Collins, CO 80521 · (970) 498-7020. Subtax quotes mailed late July; payments due August–October. Subtax cannot be paid for bankruptcy or replatted parcels. [Source: larimer.gov/treasurer/ thirdparty/liens/endorsement, retrieved 2026-06-02; C.R.S. § 39-11-119]

  • Notice to owner procedure: The Treasurer (not the CP holder) provides all required notice to the owner and recorded-interest holders under C.R.S. § 39-11.5-104 after the holder submits the Art. 11.5 Application. The holder’s obligation is to submit the application (with $1,000 fee) to the Civil Deputy at (970) 498-7029. The Treasurer then handles mailing, posting, and publication. [Source: larimer.gov/treasurer/thirdparty/liens/deed, retrieved 2026-06-02; colorado Module 10b (HB24-1056 §§ 39-11.5-102, -103, -104)]

  • Redemption payment office: Larimer County Treasurer’s Office — 200 W. Oak St., Suite 2100, Fort Collins, CO 80521. Payment by cash or certified funds only; must arrive by 4:30 p.m. on the last business day of the quoted month. [Source: larimer.gov/treasurer/thirdparty/liens/redemption, retrieved 2026-06-02]

  • Occupancy and access during redemption: The CP holder has no right to possession before the Treasurer’s Deed issues. The owner retains full possessory rights. Any entry without owner consent constitutes trespass. After the deed issues, the holder must use the unlawful-detainer (eviction) process to remove a holdover occupant. [Source: colorado Module 10b; C.R.S. § 39-12-103 framework]

C10. Local Restrictions

  • Right of first refusal active? No identified ROFR on tax-lien or public-trustee sale properties in Larimer County. No municipality in Larimer County has been identified as exercising a ROFR under Colorado law at the point of the lien sale or Art. 11.5 auction. needs_verification — confirm that neither Fort Collins nor Loveland has a local ordinance exercising a ROFR on tax-delinquent properties. [Source: colorado Module 11b (HB24-1175 — ROFR limited to multifamily, not tax sales; § 39-11-115 county strike-off framework)]

  • Land bank active in Fort Collins? Yes — City of Fort Collins Affordable Housing Land Bank. The City of Fort Collins operates a Land Bank program (acquiring, holding, and selling parcels to affordable housing providers). The program acquires land through direct purchase (not through tax-lien sale or tax-deed pipeline). As of Q1 2026 the City added 2 acres to the Land Bank. The most recent build-out is BirdWhistle Townhomes (54 permanently affordable units, ribbon-cut March 2026). URL: https://www.fortcollins.gov/Services/Housing/Affordable-Housing [Source: fortcollins.gov — “City adds 2 acres to Affordable Housing Land Bank” (2026-02-19), retrieved 2026-06-02]

    Does the Fort Collins Land Bank receive tax-delinquent properties? needs_verification — no public record found confirming a formal pipeline from Larimer County’s annual tax-lien sale or Art. 11.5 auction to the Fort Collins Land Bank. The Land Bank appears to use direct-purchase financing.

  • Land bank name / URL:

  • Entity / insider notes: County officials and their immediate family members are prohibited from purchasing tax liens at the Larimer County sale (C.R.S. § 39-11-151; explicitly noted in Larimer County’s sale instructions). Violation is a Class 2 misdemeanor. [Source: larimer.gov/ treasurer/thirdparty/liens/sale, retrieved 2026-06-02; colorado Module 11b]

    No “natural persons only” restriction — LLCs, corporations, and other entities may purchase certificates. [Source: colorado Module 11b]

C7. Meta

sources:

needs_verification:

  • “Fort Collins (or Loveland) municipal ROFR on tax-delinquent or foreclosure properties: no local ordinance found exercising this right; statewide law (HB24-1175) does not apply to tax sales, but local ordinances should be confirmed.”
  • “Fort Collins Affordable Housing Land Bank acquisition method for specific parcels: appears to be direct purchase only, not tax-lien/foreclosure pipeline — needs direct confirmation from City Housing Dept.”
  • “Unclaimed overbid list for Public Trustee mortgage foreclosures: whether Larimer County publishes such a list online or only through State Treasurer unclaimed property.”
  • “Title insurers active in Larimer County post-quiet-title for treasurer’s deeds: specific underwriter names and conditions were not directly confirmed from Larimer County-specific sources.”
  • “2026 tax lien sale date confirmed as November 19, 2026 per the official sale page (retrieved 2026-06-02), but should be re-confirmed closer to the date.”
  • “Larimer County Assessor Bob Overbeck contact details: name retrieved from search snippet; verify current officeholder at larimer.gov/assessor.”
  • “Fort Collins Land Bank does not exercise a ROFR at tax sales: no ordinance text reviewed; statewide framework has no such provision, but local ordinances were not retrieved verbatim.”

cross_links: colorado, right-of-redemption, surplus-funds, third-party-recovery-rules, treasurer-sale, due-process-notice, tyler-v-hennepin-county, jones-v-flowers, mennonite-v-adams, mullane-v-central-hanover, bankruptcy-automatic-stay, federal-tax-lien-redemption, hoa-super-priority, void-vs-voidable, klingsheim-v-cordell-2016, quiet-title-after-tax-sale, fraudulent-transfer, arapahoe-co, el-paso-co, denver-co

changelog:

  • “2026-06-02 — Initial population. All claims sourced from fetched official Larimer County pages (Treasurer, Clerk, Courts) and cross-linked to parent colorado page for legal framework. C0–C10 populated. Key local facts: in-person lien sale (not online); GovEase for deed auction; $1,000 Art. 11.5 application fee; Wednesday public-trustee sales on RealForeclose; Fort Collins Land Bank (direct-purchase, not tax-lien pipeline). Needs_verification flags for ROFR, title insurer specifics, and land bank acquisition method.”

▸ For Investors / Operators — Larimer County’s annual tax-lien sale is in-person only at the Fairgrounds in Loveland (November 19, 2026), using a premium-bid format with assigned seating; agents for individual investors are prohibited and payment on sale day is by personal/business check only. After the 3-year redemption window, the Art. 11.5 Treasurer’s Deed path requires a $1,000 application fee and runs approximately 5–6 months, with the GovEase public auction conducted online. The county's own website confirms that a Treasurer's Deed "provides unmarketable title for seven years" — quiet-title action in the Larimer County District Court (201 LaPorte Ave., Fort Collins) is effectively required before a title insurer will write a policy. Public-trustee (mortgage) foreclosure sales run every Wednesday at 10:00 a.m. via larimer.realforeclose.com with a$1,100 deposit (effective July 1, 2025).

▸ For Former Owners — If a Larimer County tax-lien auction for your property generates an overbid under the Art. 11.5 process, the Treasurer mails you notice within 30 days of the auction. The overbid is held in escrow for 6 months; contact the Larimer County Treasurer’s Civil Deputy at (970) 498-7029 (200 W. Oak Street, Suite 2100, Fort Collins) to claim. Agreements to pay third parties for help recovering this overbid from the Treasurer are void and a Class 2 misdemeanor. For public-trustee (mortgage foreclosure) overbids, contact (970) 498-7020; borrowers do not need to pay any fee to collect those excess funds. Unclaimed amounts transfer to the Colorado State Treasurer (Great Colorado Payback — treasury.colorado.gov).

Legal information, not legal advice. This page summarizes Larimer County procedures and Colorado statutes as of the last_verified date and may be incomplete or out of date. Verify against the cited primary sources and consult a licensed Colorado attorney before acting.

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