Utah County delinquent tax list
Short answer: Utah 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 137 (estimated) owners near Provo currently carry a distress signal. Utah is a deed state, so a winning bid at the sale takes the property itself.
Distressed owners near Provo
137
Within 25 miles of the county seat, refreshed daily. Utah County is a major metro county.
Top-deal discount target
~43% under market
Average start bid across the 20 strongest Utah leads right now.
Avg. spread per top deal
$239,000
On a typical $556,000 estimated value.
Coverage centers on Provo, the Utah County seat, and reaches 25 miles out, widening to 50 when the market runs thin.
Utah 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 | Utah County, Utah. County seat: Provo. |
|---|---|
| Who publishes the list | The County Treasurer for Utah 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. |
| Owner redemption | None after a trustee sale. |
The Utah delinquency clock
Where a Utah owner sits on this line is what decides whether they will take a low cash offer today.
The Utah list, ranked hardest-first
Representative profiles from our ranking model for the Provo 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 | Pre-foreclosureTax delinquent 3 yr84% equity | $614,000 | $264,000 | ~45% |
| #2 | Pre-foreclosureTax delinquent 3 yr69% equity | $594,000 | $255,000 | ~45% |
| #3 | Pre-foreclosureTax delinquent 4 yr82% equity | $587,000 | $252,000 | ~45% |
7 more ranked Provo deals behind the scan
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What the Utah list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How Utah compares across Utah
Utah County is among the largest counties in Utah, and it runs lighter in distressed owners than the Utah average, at 2 flagged properties per 10,000 residents against a state figure of 3.3. It accounts for about 15.4% of every flagged property across the Utah counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Washington County | St. George | 241 | 12 |
| Salt Lake County | Salt Lake City | 211 | 1.8 |
| Weber County | Ogden | 156 | 5.8 |
| Davis County | Farmington | 144 | 3.9 |
| Utah County (this page) | Provo | 137 | 2 |
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 Utah list vs. this one
Both are worth having. They answer different questions.
| Utah 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 Utah list
What actually matters in a county this size, at this level of distress, under Utah timelines.
Number 2 in Utah, and quieter for it
Utah County ranks 2 of 5 covered Utah counties with roughly 15.4% of the state's flagged properties. Big enough for real volume, one step removed from where the crowd concentrates.
A thin list, so filter hard
At 2 flagged properties per 10,000 residents, Utah sits in the bottom quarter of Utah counties, against a state figure of 3.3. Do not try to work every row. Sort on equity and go deep on a handful.
Provo and everything around it
Utah works off Provo 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 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 Utah 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.
Utah County delinquent tax list FAQ
How do I get the Utah 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 137 properties around Provo currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free Utah 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 Utah County tax sale?
Utah 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 Utah 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. None after a trustee 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 Utah deals close?
The strongest current leads near Provo support start bids around 43% 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. Utah 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 Utah?
About 137 properties within 25 miles of Provo currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 2 flagged properties per 10,000 residents, against 3.3 across Utah as a whole, and makes Utah the number 2 of the 5 Utah counties covered here by population. That figure moves daily as owners pay, redeem or fall further behind.
Do I need a Utah address to search, or can I search the whole county?
Either. Run the scan on any Utah 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 Utah 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.
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Informational 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 Utah County. The County Treasurer and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.