How do I start tax sale investing in Delaware?

Learn the system first: Delaware sells redeemable tax deeds under 9 Del. C. Chapter 87 (§§ 8701 et seq., Collection of Delinquent Taxes), esp. §§ 8729, 8776. Register with the county or its auction platform before the sale, post any required deposit, research each parcel in the property appraiser and clerk records, and set your max number before bidding.

Delaware Tax Sale Investing Guide — Buy the deed — but the owner gets a window

Investing guides / Delaware

Delaware tax sale investing: buy the deed — but the owner gets a window

Quick answerDelaware sells redeemable tax deeds for unpaid property taxes. Lien buyers can earn Depends on the method: monition sales — 15% penalty on the purchase price (9 Del. C. § 8729); direct sales in Kent and Sussex Counties — 20% interest on the purchase money (9 Del. C. § 8776). Redemption: Depends on the method: monition sales — 60 days from Superior Court approval/confirmation of the sale (§ 8729); direct sales in Kent and Sussex Counties — 1 year from the time of sale, and no deed may be made until that year expires (§ 8776) Sales: Year-round as scheduled by county — New Castle County monition (sheriff) sales are held monthly, on the second Tuesday of the month; Kent and Sussex sales are scheduled by the county tax collecting authority and returned to Superior Court for approval Governing law: 9 Del. C. Chapter 87 (§§ 8701 et seq., Collection of Delinquent Taxes), esp. §§ 8729, 8776.

How it works in Delaware

In Delaware you buy a redeemable deed: you take the property at the sale, but the former owner can redeem it during the statutory window by paying you the statutory penalty.

Interest / penalty: Depends on the method: monition sales — 15% penalty on the purchase price (9 Del. C. § 8729); direct sales in Kent and Sussex Counties — 20% interest on the purchase money (9 Del. C. § 8776)

Redemption: Depends on the method: monition sales — 60 days from Superior Court approval/confirmation of the sale (§ 8729); direct sales in Kent and Sussex Counties — 1 year from the time of sale, and no deed may be made until that year expires (§ 8776)

When sales happen: Year-round as scheduled by county — New Castle County monition (sheriff) sales are held monthly, on the second Tuesday of the month; Kent and Sussex sales are scheduled by the county tax collecting authority and returned to Superior Court for approval

Where sales run: mostly in-person — county sheriff sales supervised by Superior Court (e.g. New Castle County, City/County Building, Wilmington), municipality/county-specific; no statewide online platform verified

Governing law: 9 Del. C. Chapter 87 (§§ 8701 et seq., Collection of Delinquent Taxes), esp. §§ 8729, 8776

The investor's edge

Your edge is penalty math: model both outcomes — redemption (you earn the penalty) and keeping the property (you earn the equity) — and only bid where both outcomes work.

Delaware has no single statewide rule: the monition method (all three counties, court-driven, 100% due at sale in New Castle County) gives only 60 days at a 15% penalty, while the Kent/Sussex direct-sale subchapter gives a full year at 20% — always identify which subchapter a sale is brought under before pricing redemption risk. Wilmington's own city monition process also uses a 60-day redemption.

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Full legal reference: Delaware tax sale laws. Verified 2026-10-30 against the sources on that page. Educational only, not investment advice.