Washington County delinquent tax list
Short answer: Washington 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 241 (estimated) owners near St. George currently carry a distress signal. Utah is a deed state, so a winning bid at the sale takes the property itself.
Distressed owners near St. George
241
Within 25 miles of the county seat, refreshed daily. Washington County is a smaller county.
Top-deal discount target
~41% under market
Average start bid across the 20 strongest Washington leads right now.
Avg. spread per top deal
$222,000
On a typical $543,000 estimated value.
Coverage centers on St. George, the Washington County seat, and reaches 25 miles out, widening to 50 when the market runs thin.
Washington 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 | Washington County, Utah. County seat: St. George. |
|---|---|
| Who publishes the list | The County Treasurer for Washington 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 Washington owner sits on this line is what decides whether they will take a low cash offer today.
The Washington list, ranked hardest-first
Representative profiles from our ranking model for the St. George 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 1 yr94% equity | $597,000 | $257,000 | ~45% |
| #2 | Auction setTax delinquent 1 yr73% equity | $573,000 | $246,000 | ~45% |
| #3 | Pre-foreclosureTax delinquent 1 yr57% equity | $627,000 | $299,000 | ~40% |
7 more ranked St. George deals behind the scan
Unlock the full St. George list free10 second scan · no card to browse · 2 free unlocks on trial
What the Washington list is made of
Most distressed owners carry more than one signal, so these bands overlap. Stacked signals rank highest.
How Washington compares across Utah
Washington County is the 5th largest of the 5 Utah counties covered here, and it runs denser in distressed owners than the Utah average, at 12 flagged properties per 10,000 residents against a state figure of 3.3. It accounts for about 27.1% of every flagged property across the Utah counties on this site.
| County | Seat | Flagged owners | Per 10k residents |
|---|---|---|---|
| Washington County (this page) | 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 | 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 Washington list vs. this one
Both are worth having. They answer different questions.
| Washington 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 Washington list
What actually matters in a county this size, at this level of distress, under Utah timelines.
Off the main road
Washington County ranks 5 of 5 covered Utah counties and holds about 27.1% of the state's flagged properties. Most buyers never scroll this far down the state, which is the entire argument for working it.
One of the densest counties in the state
At 12 flagged properties per 10,000 residents against a Utah figure of 3.3, Washington is in the top quarter for distress density. Stacked-signal owners are common here, and those are where the deepest discounts sit.
St. George and everything around it
Washington works off St. George 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 Washington 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.
Washington County delinquent tax list FAQ
How do I get the Washington 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 241 properties around St. George currently carry at least one distress signal, ranked by how much pressure the owner is under.
Is there a free Washington 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 Washington County tax sale?
Washington 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 Washington 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 Washington deals close?
The strongest current leads near St. George support start bids around 41% 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. Washington runs denser in distress than the Utah average, so stacked-signal owners, the ones who accept the widest discounts, turn up more often here than in a typical county in this state. Equity sets the ceiling, because an offer cannot go below what clears the owner's mortgage.
How many tax-delinquent properties are there in Washington?
About 241 properties within 25 miles of St. George currently show at least one motivation signal in public records, and tax delinquency is among the most common. That works out to 12 flagged properties per 10,000 residents, against 3.3 across Utah as a whole, and makes Washington the number 5 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 Washington address to search, or can I search the whole county?
Either. Run the scan on any Washington 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 Washington 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 Washington free
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 Washington County. The County Treasurer and the county's own pre-sale notices control every schedule, deposit and bidding rule. Verify before you bid.