Behind on Property Taxes in Alameda County: What Happens Next

Falling behind on property taxes is different from falling behind on a mortgage. No lender sends a Notice of Default, and the timeline runs in years, not months. But the penalties are steep, and if the taxes stay unpaid long enough, the county can sell the house at auction. This guide walks through what happens in Alameda County, what it costs to catch up, how the five-year payment plan works and what your other options are.

When the bills are due and when penalties start

Alameda County bills secured property taxes, the taxes that are a lien on your home, in two installments:

The first installment is due November 1 and becomes delinquent at 5 p.m. on December 10. A 10% penalty is added after that.
The second installment is due February 1 and becomes delinquent at 5 p.m. on April 10. A 10% penalty and a $10 cost are added after that.

If December 10 or April 10 falls on a weekend or holiday, the deadline moves to 5 p.m. on the next business day. If your lender used to pay the taxes and no longer does, you can order a duplicate bill from the Treasurer-Tax Collector by calling (510) 272-6800.

June 30: the taxes go into default

If any of the year’s taxes are still unpaid at the end of June 30, state law declares them in default at 12:01 a.m. on July 1, and the property becomes tax-defaulted.

Clearing the default is called redeeming the property. To redeem, you pay:

the unpaid taxes, with the 10% penalties and costs already added
redemption penalties of 1.5% a month, about 18% a year, starting July 1
a redemption fee

Each later year that goes unpaid is added to the balance and also accrues 1.5% a month. That’s why the amount can grow quickly.

Tax default doesn’t mean you’ve lost anything yet. You still own the house, and you can pay off the balance or sell at any time while your right to redeem lasts.

Five years later: the county can sell

Once a home has been tax-defaulted for five years, state law gives the Treasurer-Tax Collector the power to sell it and directs the office to try. (Nonresidential commercial property can be sold after three years.) During those five years, each new tax bill carries a “prior year delinquency” notice.

Alameda County sells tax-defaulted property at a public internet auction. Before a sale, the Tax Collector tries to notify the owner and lienholders and publishes a notice three times, at seven-day intervals.

Your right to redeem lasts until 5 p.m. on the last business day before the sale. California doesn’t allow redemption after a tax sale. If the property is sold:

The minimum bid is the amount needed to redeem plus the costs of the sale. Beyond that, the price is whatever bidders offer.
The buyer’s tax deed wipes out most liens recorded before the sale, including mortgages.
If it sells for more than the taxes and costs, lienholders and the former owner can file a claim for the excess.
If it doesn’t sell, the owner’s right to redeem revives, and the county offers it again at a later sale.

The five-year installment plan

If you can’t pay the whole balance at once, California law lets you redeem in installments over five years. You can start a plan any time before 5 p.m. on the last business day before the Tax Collector gets the power to sell.

Here’s how the plan works:

Start by paying at least 20% of the amount needed to redeem, and pay the current year’s taxes by the April 10 deadline.
Each year after that, by April 10, pay enough to bring your total to at least 40%, then 60%, 80% and finally 100% of the original amount, plus interest of 1.5% a month on the unpaid balance.
Keep paying each new year’s taxes on time.

As long as you keep up, the property can’t become subject to the power to sell. If you miss a plan payment or a current-year tax deadline, the plan defaults, and the property can be sold as if you’d never started one. Depending on timing, you may not be able to start a new plan right away. The county can charge a fee to set up a plan.

To ask about a plan, contact the Treasurer-Tax Collector at 1221 Oak Street, Room 131, in Oakland, or call (510) 272-6800. Ask for the exact redemption amount in writing, since it changes each month.

Other ways to handle back taxes

Pay it off. You can redeem in full at any time before your right to redeem ends. Paying sooner costs less, because penalties grow every month.
Property tax postponement. The State Controller’s Office runs a property tax postponement program for seniors and for blind or disabled homeowners who qualify. The Treasurer-Tax Collector’s FAQ points to it.
Get free advice on the bigger picture. If you’re also behind on your mortgage, a HUD-approved housing counselor can help you weigh your options at no cost. Find one at hud.gov/findacounselor (opens in a new tab) or call (800) 569-4287.

If you have a mortgage, keep in mind that a tax sale would wipe out your lender’s lien along with your ownership, so it’s worth checking what your loan documents say about unpaid taxes.

When selling makes sense

If the balance has grown past what a payment plan can handle, or the five-year mark is getting close, selling may be the better path. When you sell, the amount needed to redeem is paid from your proceeds at closing, along with your mortgage and any other liens, and the rest goes to you. Compared with a tax sale, you keep control of the price and the timing. Our guide to selling a house with a lien on it explains how those payoffs work.

EZ Home Offer buys houses as-is across Alameda County, from Oakland to Livermore. You get a written cash offer, usually within 24 hours. We charge no fees or commissions and cover typical closing costs. Once title is clear, we can close in as little as 3 days. A cash offer is usually below full market value, so if you have time to list with an agent, compare the two. You can read how our process works before you call.

Sources

General information about California rules as of October 3, 2026, not legal, tax or financial advice. Laws change and every situation is different, so check the details with an attorney, CPA or other professional.