San Juan County delinquent tax list
Short answer: San Juan 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 50 (estimated) owners near San Juan County currently carry a distress signal. Utah is a deed state, so a winning bid at the sale takes the property itself.
Distressed owners near San Juan County
50
Within 25 miles of the county centre, refreshed daily. San Juan County is a rural county.
Top-deal discount target
~42% under market
Average start bid across the 20 strongest San Juan leads right now.
Avg. spread per top deal
$240,000
On a typical $571,000 estimated value.
Coverage centers on San Juan County and reaches 25 miles out, widening to 50 when the market runs thin.
San Juan 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 Utah rules, timelines and deficiency detail sit on the state page, since they apply to every county here.
| County | San Juan County, Utah. |
|---|---|
| Who publishes the list | The County Treasurer for San Juan County. |
| What the sale transfers | Utah is a deed state. A winning bidder gets the deed itself, so a winning bid transfers ownership of the property. |
| Rate and cadence | May county tax sales auction deeds, often via undivided-interest bidding. |
| After the tax sale | The deed transfers at the sale. Whether the former owner can still redeem afterward depends on Utah law and the kind of sale, so read the county's sale notice before bidding. |
The Utah delinquency clock
Where a San Juan owner sits on this line is what decides whether they will take a low cash offer today.
The San Juan list, ranked hardest-first
Representative profiles from our ranking model for the San Juan County area. The live list, with exact locations, photos and owner details, is one free scan away.
- #1Foreclosure auction on record. The clock is likely ticking, and owners this close to an auction often take a fast cash offer over losing the home.$318K start bid · ~45% under market
- #2Notice of default for 147 days. Owners in this spot often want out fast, before a foreclosure hits their credit.$259K start bid · ~45% under market
- #3Notice of default for 56 days. Owners in this spot often want out fast, before a foreclosure hits their credit.$256K start bid · ~45% under market
7 more ranked San Juan County deals behind the scan
Unlock the full San Juan County list freeFree scan · no card needed
What the San Juan list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How San Juan compares across Utah
San Juan County is the 17th largest of the 29 Utah counties covered here, and it runs lighter in distressed owners than the Utah average, at 34.2 flagged properties per 10,000 residents against a state figure of 39.1. It accounts for about 0.4% of every flagged property across the Utah counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Salt Lake County | Salt Lake City | 5,448 | 45.8 |
| Utah County | Provo | 2,095 | 29.9 |
| Davis County | Farmington | 1,188 | 32.1 |
| Weber County | Ogden | 1,021 | 38.2 |
| Cache County | Cache County | 657 | 45.2 |
| Washington County | St. George | 587 | 29.4 |
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 San Juan list vs. this one
Both are worth having. They answer different questions.
| San Juan 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 San Juan list
What actually matters in a county this size, at this level of distress, under Utah timelines.
Off the main road
San Juan County ranks 17 of 29 covered Utah counties and holds about 0.4% of the state's flagged properties. Most buyers never scroll this far down the state, which is the entire argument for working it.
A thin list, so filter hard
At 34.2 flagged properties per 10,000 residents, San Juan sits in the bottom quarter of Utah counties, against a state figure of 39.1. Do not try to work every row. Sort on equity and go deep on a handful.
All of San Juan County
The scan centres on San Juan County and reaches 25 miles out, widening to 50 when the list runs thin. In a county this size that usually spans several towns, each with its own price level, so read the estimated value on each row rather than the discount alone.
The Utah clock
Foreclosure here typically runs 4 to 5 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 San Juan 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 Utah 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.
San Juan County delinquent tax list FAQ
How do I get the San Juan 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 50 properties around San Juan County currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free San Juan 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 San Juan County tax sale?
San Juan County publishes its own schedule, and it moves. The Utah pattern is the thing that holds steady: May county tax sales auction deeds, often via undivided-interest bidding. Check the county's pre-sale notice close to the date, because the list shrinks daily as owners redeem.
Can I buy San Juan 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 Utah?
Utah is a deed state, so a winning bidder takes the deed itself, so a winning bid transfers ownership of the property. The deed transfers at the sale. Whether the former owner can still redeem afterward depends on Utah law and the kind of sale, so read the county's sale notice before bidding. 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 San Juan deals close?
The strongest current leads near San Juan County 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. San Juan runs lighter in distress than the Utah 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 San Juan?
About 50 properties within 25 miles of San Juan County currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 34.2 flagged properties per 10,000 residents, against 39.1 across Utah as a whole, and makes San Juan the number 17 of the 29 Utah counties covered here by population. That figure moves daily as owners pay, redeem or fall further behind.
Do I need a San Juan address to search, or can I search the whole county?
Either. Run the scan on any San Juan 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. The scan is free; the full list opens with a 7-day trial, and credits are only spent when an owner's phone number comes back.
More on San Juan County
Delinquent tax lists nearby
Keep going
The San Juan 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 San Juan freeInformational summary, not legal or investment advice. Rates, redemption periods and sale formats are summarized at the Utah state level and can be changed by statute or applied differently by San Juan County. The County Treasurer and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.