Delinquent tax lists · North Dakota
Cass County delinquent tax list
Short answer: Cass County has two delinquent tax lists. The official one is published by the County Treasurer before each scheduled sale, free to download, and it lists parcel numbers and amounts owed with no owner contact. The year-round one is the delinquency record underneath it, where 75 (estimated) owners near Fargo currently carry a distress signal. North Dakota is a deed state, so a winning bid at the sale takes the property itself.
Distressed owners near Fargo
75
Within 25 miles of the county seat, refreshed daily. Cass County is a smaller county.
Top-deal discount target
~42% under market
Average start bid across the 20 strongest Cass leads right now.
Avg. spread per top deal
$224,000
On a typical $541,000 estimated value.
Coverage centers on Fargo, the Cass County seat, and reaches 25 miles out, widening to 50 when the market runs thin.
Cass County tax sale rules at a glance
The mechanics that decide what you are actually buying, and how long the owner keeps a way out. The full North Dakota rules, timelines and deficiency detail sit on the state page, since they apply to every county here.
| County | Cass County, North Dakota. County seat: Fargo. |
|---|---|
| Who publishes the list | The County Treasurer for Cass County. |
| What the sale transfers | North Dakota is a deed state. A winning bidder gets the deed itself, so a winning bid transfers ownership of the property. |
| Rate and cadence | Counties take tax deeds and hold annual November auctions; owners can redeem before the sale. |
| Owner redemption | 60 days after the sale. |
The North Dakota delinquency clock
Where a Cass owner sits on this line is what decides whether they will take a low cash offer today.
The Cass list, ranked hardest-first
Representative profiles from our ranking model for the Fargo area. The live list, with exact locations, photos and owner details, is one free scan away.
| Rank | Why they would sell | Est. value | Start bid | Under market |
|---|---|---|---|---|
| #1 | Auction setTax delinquent 2 yr78% equity | $614,000 | $264,000 | ~45% |
| #2 | Notice of defaultTax delinquent 1 yr82% equity | $604,000 | $260,000 | ~45% |
| #3 | Notice of defaultTax delinquent 1 yr99% equity | $582,000 | $250,000 | ~45% |
7 more ranked Fargo deals behind the scan
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What the Cass list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How Cass compares across North Dakota
Cass County is the largest county we cover in North Dakota, and it runs lighter in distressed owners than the North Dakota average, at 3.9 flagged properties per 10,000 residents against a state figure of 31.8. It accounts for about 6.5% of every flagged property across the North Dakota counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Burleigh County | Bismarck | 737 | 73.7 |
| Grand Forks County | Grand Forks | 346 | 46.8 |
| Cass County (this page) | Fargo | 75 | 3.9 |
Density matters more than the raw count when you are choosing where to work. A smaller county with a high per-capita figure often has less competition per lead than the metro next door.
How far under market these close
The official Cass list vs. this one
Both are worth having. They answer different questions.
| Cass official sale list | The LowBaller list | |
|---|---|---|
| Who publishes it | The County Treasurer | LowBaller, from county and public records |
| When it exists | Only in the run-up to each scheduled sale | Year round, refreshed daily |
| Format | A PDF or spreadsheet of parcel numbers and amounts owed | A ranked table with a map pin, photo and estimated value on every row |
| Owner contact | Not included | Phone and email on unlock, and no credit is spent when nothing verifies |
| Ranking | Alphabetical or by parcel number | Hardest situation first, by foreclosure stage, years behind and equity |
| Timing advantage | Everyone bidding sees the same list on the same day | Owners appear months before any auction, while a private sale still solves their problem |
Working the Cass list
What actually matters in a county this size, at this level of distress, under North Dakota timelines.
The busiest list in North Dakota
Cass County is the largest of the 3 North Dakota counties covered here and carries about 6.5% of every flagged property in the state. That is the deepest pipeline available, and also the one every other buyer in North Dakota already knows about.
A thin list, so filter hard
At 3.9 flagged properties per 10,000 residents, Cass sits in the bottom quarter of North Dakota counties, against a state figure of 31.8. Do not try to work every row. Sort on equity and go deep on a handful.
Fargo and everything around it
Cass works off Fargo as its seat, and the scan reaches 25 miles out from there, widening to 50 when the list runs thin. In a county this shape that usually means several towns, each with its own price level.
The North Dakota clock
Foreclosure here typically runs 4 to 8 months from filing to sale. The tax clock and the mortgage clock run independently, so check both before you decide how hard a deadline an owner is actually facing.
Why Cass investors work it before auction day
No bidding war
At the sale you are one of a room full of bidders on the same parcel. Months earlier you are the only person who called.
You can see the house
A private sale means an inspection and a clean title search. Deed auctions in North Dakota rarely give you either.
The owner keeps something
An owner with equity who sells early clears the tax debt and walks away with money. At the sale, they usually walk away with nothing.
Cass County delinquent tax list FAQ
How do I get the Cass County delinquent tax list?
Two lists exist and they are not the same. The official one comes from the County Treasurer, is published as a PDF or spreadsheet before each scheduled sale, and disappears between sales. The year-round one is the delinquency record itself, which is what LowBaller compiles: roughly 75 properties around Fargo currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free Cass delinquent property tax list PDF?
Yes. The County Treasurer publishes the pre-sale list free of charge, usually as a PDF or a downloadable spreadsheet tied to a specific sale date. It gives you parcel numbers and amounts owed. It does not give you owner contact details, an estimated value, or any indication of which owners would actually take a low cash offer.
When is the Cass County tax sale?
Cass County publishes its own schedule, and it moves. The North Dakota pattern is the thing that holds steady: Counties take tax deeds and hold annual November auctions; owners can redeem before the sale. Check the county's pre-sale notice close to the date, because the list shrinks daily as owners redeem.
Can I buy Cass tax-delinquent property before the auction?
Yes, and it is usually the better trade. There is no bidding war, the owner clears the debt with a clean sale instead of a forced one, and you are not buying blind. The window is the months between the delinquency appearing in the record and the sale being scheduled, which is exactly the period this list covers.
What does a winning bid actually get you in North Dakota?
North Dakota is a deed state, so a winning bidder takes the deed itself, so a winning bid transfers ownership of the property. 60 days after the sale. That difference matters more than the discount: in a lien state you are buying a debt with a yield, and in a deed state you are buying a house.
How far below market do Cass deals close?
The strongest current leads near Fargo support start bids around 42% under estimated value. Across the whole list, hard distress such as a scheduled auction or a stacked tax lien closes 25 to 45% under market, while softer signals like long-distance ownership land closer to 15 to 30% under. Cass runs lighter in distress than the North Dakota average, so the deepest discounts are rarer here and equity screening matters more than volume. Equity sets the ceiling, because an offer cannot go below what clears the owner's mortgage.
How many tax-delinquent properties are there in Cass?
About 75 properties within 25 miles of Fargo currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 3.9 flagged properties per 10,000 residents, against 31.8 across North Dakota as a whole, and makes Cass the largest of the 3 North Dakota counties covered here by population. That figure moves daily as owners pay, redeem or fall further behind.
Do I need a Cass address to search, or can I search the whole county?
Either. Run the scan on any Cass ZIP and you get the full ranked list for the surrounding area, or check one specific address to see whether that owner carries a distress signal. Browsing is free and unlimited, and credits are only spent when an owner's verified phone or email comes back.
Delinquent tax lists nearby
Keep going
The Cass owners who will sell cheap are on this list today.
Not in 2026 sale season. Now, months before the auction, while a quiet private sale still solves their problem. Scan free and browse every one.
Scan Cass free
Informational summary, not legal or investment advice. Rates, redemption periods and sale formats are summarized at the North Dakota state level and can be changed by statute or applied differently by Cass County. The County Treasurer and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.