Caledonia County, Vermont

Sep 24, 2026 · in 12 days· 10:00 AM

Tax Lienscheduledvia In person

Parcels

announced by the county — list not yet fetched

Opening bids

—

no parcel list yet

Redemption

365 days

12% flat penalty

Quiet title

$2K–$5K

typically required

As announced by the county

Published sale details. The parcel list has not been fetched yet.

Held at

3rd Floor - Memorial Building, 20 Church Street, Hardwick 05843

Venue: Live
Bidding: Bid Up or Premium
Sale runs: Same day
Total offered: $37,044

Collector: David Upson
Phone: 802.472.5971
Email: david.upson@hardwickvt.gov
Fax: 802.472.3793

Registration and terms

No special instructions.

VT caveats

THE DEED REMAINDER IS THE RETURN HERE, AND IT IS THE PART UNDER REVIEW. If nobody redeems, the purchaser keeps a property worth far more than the tax debt, with no obligation to pay the former owner the difference — the arrangement Tyler v. Hennepin County held unconstitutional when a government did it. Act 106 of 2024 commissioned a working group on exactly this and did not change the law. Colorado abolished its deed remainder in July 2024 and Minnesota rewrote its scheme in the same year. A Vermont position underwritten on keeping the equity is exposed to one bill.
TOWNS RUN THESE SALES, NOT COUNTIES. Vermont's 246 towns and cities each collect their own delinquent taxes and hold their own sales; the county in a Vermont listing is geography, not the taxing authority. Expect the collector, the notice practice and the sale terms to vary town by town.
SMALL DEBTS NO LONGER REACH SALE. Act 73 of 2025 bars a collector from extending a warrant to begin a tax sale unless the taxpayer owes at least $1,500 in back taxes, and Act 106 requires the town to offer a reasonable written repayment plan first. Act 182 additionally prohibits a sale on residential property while a Vermont Homeowner Assistance Program application is pending, with a separate notice sixty days ahead. Inventory here is filtered by all three before it appears.
The 12% runs on the purchase price, not on the tax debt, so unlike Colorado a Vermont bidder who pays above the debt still earns on the whole amount. The tier reflects that.

Caledonia County rulesstate defaults

Sale type: Tax Lien
Redemption period: 1 year from sale (town may set differently by charter)
Investor return: Up to 12% per annum
Governing statute: Vermont Statutes Title 32, Ch. 133
Population: 30,535 residents

Notes

Municipality-level (town), not county, since Vermont counties have no independent government function here.

Inherited from Vermont rather than researched for Caledonia: type, redemption, returns, statute, notes.

Parcels — ranked by assessed value over opening bid

No parcels published yet

The county has announced 7 parcels for this sale, but the parcel list itself has not been fetched yet — so there is nothing to rank here. Counties often publish it only days before the sale. Check back closer to Sep 24, 2026.

Spread is not profit.It compares the opening bid to the county's assessed value, which is not market value — Vermont requires property to be listed at 100% of fair market value. The Department of Taxes publishes a Common Level of Appraisal for every town each year, measuring listed value against equalized fair market value, and a town's CLA is set to 100% in the year it reappraises. From FY26 a Statewide Adjustment — effectively the average level of appraisal for the whole state — is also applied to education tax rates. Open a parcel to run the full max-bid analysis, which accounts for the assessment ratio, surviving liens, quiet title, and holding costs.

As announced by the county

Published sale details. The parcel list has not been fetched yet.

Held at

3rd Floor - Memorial Building, 20 Church Street, Hardwick 05843

Venue

Live

Bidding

Bid Up or Premium

Sale runs

Same day

Total offered

$37,044

Registration and terms

No special instructions.