Investing guides / Massachusetts

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

Quick answerMassachusetts sells redeemable tax deeds for unpaid property taxes. Lien buyers can earn 8% per year for tax titles taken or sold on or after Nov. 1, 2024 (M.G.L. c. 60, § 62, as amended by Ch. 140 of the Acts of 2024); 16% per year for titles taken or sold before Nov. 1, 2024. Redemption: Owner may redeem at any time before a foreclosure petition is filed; the holder generally may not file that petition until 12 months after the sale or taking for post-Nov. 1, 2024 titles (6 months for earlier titles) — M.G.L. c. 60, §§ 62, 65 — and may still redeem through Land Court until judgment bars redemption Sales: Set by each city/town treasurer/collector, year-round as needed — no statewide sale date Governing law: Mass. Gen. Laws c. 60, §§ 37, 52, 62, 65 (collection of local taxes; tax titles).

How it works in Massachusetts

In Massachusetts 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: 8% per year for tax titles taken or sold on or after Nov. 1, 2024 (M.G.L. c. 60, § 62, as amended by Ch. 140 of the Acts of 2024); 16% per year for titles taken or sold before Nov. 1, 2024

Redemption: Owner may redeem at any time before a foreclosure petition is filed; the holder generally may not file that petition until 12 months after the sale or taking for post-Nov. 1, 2024 titles (6 months for earlier titles) — M.G.L. c. 60, §§ 62, 65 — and may still redeem through Land Court until judgment bars redemption

When sales happen: Set by each city/town treasurer/collector, year-round as needed — no statewide sale date

Where sales run: mostly in-person — municipality-specific public auction for sale or assignment of tax titles under c. 60, § 52, local auctioneers retained by individual cities/towns; no statewide online platform verified

Governing law: Mass. Gen. Laws c. 60, §§ 37, 52, 62, 65 (collection of local taxes; tax titles)

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.

Massachusetts does not sell conventional lien certificates: the city/town takes or sells a 'tax title' and may assign it at public auction for at least the redemption amount, and the holder must foreclose the right of redemption in Land Court. The Nov. 1, 2024 reforms cut the rate from 16% to 8%, extended the pre-petition wait from 6 to 12 months, and require excess equity to be returned to the former owner — many secondary sources still quote the old 16% / 6-month rules.

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