Dukes County tax sale
Short answer: the Dukes County tax sale is where parcels still unpaid at the end of Massachusetts's collection process are sold. Massachusetts is a lien state, so a winning bid buys an assigned tax title, the town's lien on the property. The date, the sale list and the terms are set in the official notice published before each sale, and the Municipal Collector of Taxes of the town or city where the parcel sits keeps the delinquent roll behind it. The list shrinks right up to sale day as owners pay, and every owner on it was in the public record as delinquent before it was printed.
What a bid buys
Tax title
Massachusetts sets this statewide.
Tax office
Each town or city
Municipal tax enforcement in Massachusetts.
County size
13th of 14
By population among Massachusetts counties, about 21,061 residents.
How a Dukes tax sale runs
Massachusetts towns do not run a certificate auction. When Dukes property tax goes unpaid, the town makes a tax taking: it records a tax title, a lien on the property, and the owner keeps the house and the right to redeem. Municipal tax takings accrue 16%, and the town forecloses the redemption right in Land Court.
A town can hold that tax title or assign it to an investor, who then stands in the town's place. Most owners pay before it comes to foreclosure, so an assigned tax title is first a return on money and only rarely a route to the property.
Dukes County tax sale at a glance
| Who keeps the roll | Tax enforcement in Massachusetts belongs to cities and towns, not counties. A Dukes parcel is sold by the Municipal Collector of Taxes of the municipality it sits in, on that municipality's own schedule. |
|---|---|
| What a winning bid buys | Tax title: the buyer takes an assigned tax title, the town's lien on the property. |
| Massachusetts sale pattern | Municipal tax takings accrue 16%, and the town forecloses the redemption right in Land Court. |
| Where the date comes from | The official sale notice, published before each sale by the office conducting it. Dates are set locally and change, so this page does not print one. |
| Where the list comes from | The same notice, usually with a downloadable list of parcels and amounts due that shrinks as owners pay before sale day. |
The sale list and the delinquent roll
They are two snapshots of the same record. The delinquent roll is everyone behind on Dukes property tax, kept year round. The sale list is the part of that roll still unpaid when the town or city advertises the sale, and it keeps shrinking until the auction as owners pay to keep their property.
That shrinking is the useful part. Every parcel that drops off is an owner who found the money under deadline; every parcel still listed a week out belongs to an owner who has not. Buyers who only read the final list meet those owners last, in a room full of other bidders. The full roll, and where each town publishes it, is on the Dukes County delinquent tax list page.
Before you bid in Dukes
What to settle before sale day for a tax title sale run town by town.
Find the right town first
There is no single Dukes sale. Each town or city in the county runs its own, on its own calendar, so start with the collector for the municipality the parcel sits in.
Read the terms of sale
The notice sets the deposit, how and when the balance is due, the bidding method and whether bidding is online or in person. Missing a payment deadline can cost you the deposit.
Check the parcel, not the number
A sale list is parcel numbers and amounts owed. Map every parcel: lists routinely include slivers, landlocked lots and land you cannot build on, listed exactly like houses.
Price the redemption
Most liens are paid off, so your return is the interest or penalty, not the property. Plan for the money to sit for the whole redemption period, and know the cost of foreclosing if it does not.
Know the road to a deed
If the owner never pays, ownership is not automatic. The holder applies for a deed or forecloses, with notice duties and costs of their own, after the redemption period ends.
Drive it
Online photos can be years old. Seeing the street, the roof and whether anyone lives there tells you more than any record on the list near Dukes County.
A small-county sale
With about 21,061 residents, Dukes publishes a short list and the room is usually small. Less competition, but fewer comparable sales too, so valuing a parcel takes more legwork.
Or buy before the sale
Months before a parcel reaches the Dukes sale list, the owner is already behind in the public record and still holds title. That is the window to inspect, run title and agree a price one to one. LowBaller ranks those owners around Dukes County by how much pressure they are under and how much equity they hold, with a suggested opening offer on each. Below are representative profiles from the ranking model; the live list is one free scan away.
- #1About 1 year of unpaid property taxes. The bill keeps growing, which often pushes owners to sell sooner.$270K start bid · ~41% under market
- #2About 4 years of unpaid property taxes. The bill keeps growing, which often pushes owners to sell sooner.$299K start bid · ~37% under market
- #3About 4 years of unpaid property taxes. The bill keeps growing, which often pushes owners to sell sooner.$315K start bid · ~36% under market
5 more ranked Dukes County deals behind the scan
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Dukes County among Massachusetts counties
Dukes County is the 13th most populous of the 14 Massachusetts counties, home to about 21,061 people, roughly 0.3% of the state. The largest is Middlesex County.
| Rank | County | Seat | Population |
|---|---|---|---|
| 1 | Middlesex County tax sale | Cambridge | 1,630,000 |
| 2 | Worcester County tax sale | Worcester | 866,000 |
| 3 | Essex County tax sale | Salem | 809,000 |
| 10 | Hampshire County tax sale | 165,399 | |
| 11 | Berkshire County tax sale | 128,726 | |
| 12 | Franklin County tax sale | 70,871 | |
| 13 | Dukes County (this page) | 21,061 | |
| 14 | Nantucket County tax sale | 14,670 |
Population from US Census estimates, rounded on some entries. Seats are listed only where we have verified them.
Dukes County tax sale FAQ
When are Dukes County tax title sales in 2026?
The date is set locally and announced in the official sale notice ahead of the sale; the Municipal Collector of Taxes of the town or city where the parcel sits is the place to start. The Massachusetts pattern is the steadier guide. Municipal tax takings accrue 16%, and the town forecloses the redemption right in Land Court.
Where can I get the Dukes County tax sale list?
Start with the Municipal Collector of Taxes of the town or city where the parcel sits, which keeps the delinquent roll. The sale list comes with the sale notice, often as a PDF or spreadsheet of parcels and amounts due, and shrinks as owners pay. It does not show owner contact, values or which owners might sell first.
Does Dukes sell tax liens or tax deeds?
Massachusetts is a lien state, so a winning bid at the Dukes sale buys an assigned tax title, the town's lien on the property, not the house. That makes it a yield trade: most liens are paid off and earn the return, and only an unpaid one leads toward a deed.
How do I bid at the Dukes County tax sale?
Register before the deadline in the sale notice, which also sets the deposit, accepted payment and whether bidding is online or in person. In a lien sale, bidders usually compete on the interest rate or a premium rather than on price. Read the full terms before sale day.
Can the owner get the property back after the Dukes tax sale?
Yes, during the redemption period. In a lien sale the owner never loses title: paying the taxes plus interest or penalty clears the lien, and the buyer collects the return. Municipal tax takings accrue 16%, and the town forecloses the redemption right in Land Court.
Is it better to buy before the Dukes tax sale?
Often. Before the sale the owner still holds title, so you can inspect, run title and negotiate one to one instead of bidding against the room, and you buy a property rather than a lien that will probably be paid off. The catch is that a direct purchase needs the owner to agree, and many will not.
Why do towns, not Dukes County, run the tax sale?
Because Massachusetts gives property tax collection to cities and towns. Each municipality keeps its own delinquent roll and runs its own tax takings on its own schedule, so one county can hold many separate sales. Start with the collector for the town where the parcel sits.
More on Dukes County
Tax sales near Dukes County
Keep going
Everyone at the Dukes sale sees the same list.
Reach the owners before it is printed, while a private sale still solves their problem. Scan free and see who is under pressure around Dukes County today.
Scan Dukes freeInformational summary, not legal or investment advice. Sale formats, rates and redemption periods are summarized at the Massachusetts state level and can be changed by statute or applied differently in Dukes County. The official sale notice controls every date, deposit and bidding rule. Verify before you bid.