Simulation: a fictional property for practice.

A Utah sheriff’s sale: the 180 days

A Utah sheriff sells a house to pay a court judgment. Then the owner has 180 days to redeem.

A fictional house at a sheriff’s sale in Utah.

• Sale: Sheriff’s sale on a judgment, Utah
• Your bid: $210,000
• Value after repairs: About $330,000
• Repairs needed: About $40,000

Mission 1: What do you get?

After you pay, what do you receive?

• A certificate of sale. The owner, or a junior lienholder, can redeem within 180 days for my price plus 6%, plus recorded costs plus 6%
• The deed, the same day

The sale transfers only the defendant’s interest. Check the title for older mortgages and liens before bidding.

Mission 2: Paying taxes and insurance meanwhile

You pay the property taxes and insurance during the 180 days. How do you protect that money?

• Record a notice of each amount with the county recorder, so it’s added to the redemption price
• Keep the receipts at home

Spend only on what protects the property. If someone asks in writing before the period ends, you must serve a sworn accounting of rents. The redemption period then runs until 7 days after you serve it. If you don’t serve it within 30 days, they can sue (within 60 days of asking), and the period runs until 21 days after the court’s order (URCP 69C(i)).

Would you bid $210,000?

Buy, investigate or pass? Work through the drill to see what an experienced investor would weigh.