{"id":2206,"date":"2026-05-18T14:02:10","date_gmt":"2026-05-18T14:02:10","guid":{"rendered":"https:\/\/sandiegorelocationnews.com\/index.php\/2026\/05\/18\/in-sacramento-tax-auction-deals-can-come-with-surprises-inside-the-process\/"},"modified":"2026-05-18T14:02:10","modified_gmt":"2026-05-18T14:02:10","slug":"in-sacramento-tax-auction-deals-can-come-with-surprises-inside-the-process","status":"publish","type":"post","link":"https:\/\/sandiegorelocationnews.com\/index.php\/2026\/05\/18\/in-sacramento-tax-auction-deals-can-come-with-surprises-inside-the-process\/","title":{"rendered":"In Sacramento, tax auction \u2018deals\u2019 can come with surprises. Inside the process"},"content":{"rendered":"<article><!-- --><!-- --><!-- WPS-5038 -- removed the script from WPS and added the placeholder for trinity player --><!-- --><!-- --><!-- --><!-- --><!-- --><!-- --><!-- --><!-- CONTENT --><!--[--><!--[--><\/p>\n<p>Diane Hill was deciding if it was worth it to her to clean the mess at 8932 Florin Road.<\/p>\n<p>Read more <a href=\"https:\/\/sandiegorelocationnews.com\/index.php\/2026\/05\/18\/xavier-becerras-big-california-insurance-plan-sounds-unconstitutional-analysis\/\">Xavier Becerra\u2019s big California insurance plan sounds unconstitutional | Analysis<\/a><\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The south Sacramento property, which sold at tax auction in May 2025, was in a foul state as of March. Trash was strewn about the nearly 1-acre property. Inside a boarded-up and vacant house that dates to 1920, renovations were unfinished, the floors sanded but lacking polish.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Hill, who cleans properties professionally, said she might take the job. \u201cI\u2019m going to go over the pay with them again,\u201d Hill said. \u201cBut yeah, it\u2019s going to be a little more than what they offered.\u201d<\/p>\n<p><!--]--><!--[--><\/p>\n<p>The latest bi-annual tax auction by the county of defaulted properties is scheduled to begin at 10 a.m. Monday. It was set as of Sunday evening to include five properties, though five others were removed in the time leading up to the sale.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Other properties that have been through the process in recent years, though, indicate that Hill\u2019s experience wasn\u2019t that unusual.<\/p>\n<p><!--]--><!--[--><!-- --><!--]--><!--[--><\/p>\n<p>Tax auctions follow a years-long period of distress for local properties. One culminated last year with abject disaster, with Karl Lysinger detonating his Oak Park house and dying in the process, months after the home was auctioned.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>An examination of the 32 properties sold at tax auction by Sacramento County from 2022 through 2025 found that even in situations where tax-auctioned property peacefully changed hands, it wasn\u2019t the end of uncertainty for the parcels or their neighborhoods.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>Some of the houses auctioned remain unoccupied and only a handful of new homes have built on auctioned land. Thirteen parcels remain vacant.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>New owners run into the messy realities of unexpected occupants, legal complications and economic challenges that can keep the troubled parcels stuck in limbo and drag down surrounding neighborhoods.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<div> <iframe loading=\"lazy\" height=\"400\" src=\"https:\/\/www.google.com\/maps\/d\/embed?mid=1845a_vAG7Cx08t1T7Keh3UY-CzV6FfQ&amp;ehbc=2E312F&amp;noprof=1\" width=\"100%\"><\/iframe><iframe aria-label=\"Table\" data-external=\"1\" frameborder=\"0\" height=\"855\" id=\"datawrapper-chart-89fDb\" scrolling=\"no\" src=\"https:\/\/datawrapper.dwcdn.net\/89fDb\/3\/\" style=\"width: 0; min-width: 100% !important; border: none;\" title=\"Properties sold at tax auctions in Sacramento County\"><\/iframe><\/div>\n<p><!--]--><!--[--><\/p>\n<h2>What leads properties to tax auction<\/h2>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The county\u2019s tax sale auctions are held in the last week of February each year, with follow-up sales in May or June, according to its FAQ. Potential buyers must make a deposit of $5,000 at least a week advance of the auction, plus a nonrefundable fee of $40.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>At the most recently-held auction in February, three properties were sold<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>By the time an auction is held, the parcel has generally been in tax default for at least five years. A property can be auctioned after three years if it\u2019s in a nuisance abatement program, though this is seemingly rare. Properties auctioned from 2022-25 in the county had been in default for about seven years on average.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>A person has also often been through some kind of crisis by the time their property gets to auction.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>They might be an elderly person who became unable to pay their property taxes. They could be a developer whose project has faltered. Or, in the case of Judith Matlock\u2019s former neighbor, they might have come into possession of a parental property and been unprepared for the responsibility that followed.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Matlock lives in South Land Park, an uncommon area for properties to get auctioned in Sacramento County. Since 2022, her former neighbor\u2019s property was the only one auctioned in South Land Park. There was one in Curtis Park and none in Land Park, East Sacramento or the central city.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>More often, properties come up for auction in areas with low property values near the outer limits of the city or in unincorporated parts of the county.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Matlock\u2019s former neighbor\u2019s parents had once lived in the four-bedroom, two-bathroom house at 7419 Golden Oak Way. After they died, he stayed in the house. But he apparently couldn\u2019t keep up with tax bills and the property racked up more than $37,000 in defaulted tax.<\/p>\n<p><!-- --><!--]--><!--[--><!--]--><!--[--><\/p>\n<p>Amelia Garibay remembered her neighbor at 119 Saint Marie Circle in Sacramento\u2019s Parkway neighborhood, which sold at auction in May 2024 for $321,600.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Garibay\u2019s neighbor was a nice, elderly man who kept the property up. After he died, Garibay said that a member of his family took possession of the house and rented it out. Sex workers moved into a trailer outside the house, as she learned when a customer came to her door.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cI said, \u2018You got the wrong place,\u2019\u201d Garibay said.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Because the county holds the auctions online, they can pass with little notice. And people who lose homes to the process don\u2019t always tell neighbors what transpired.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>Ronnie Robinson used to see his former neighbor work in her yard at 4124 Englewood St. in Sacramento\u2019s Robla neighborhood. She was friendly and would wave. County records show she owed more than $29,000 in defaulted property taxes. The home sold at auction for $391,600 in February 2024.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cIt was weird because I didn\u2019t know if something happened to her,\u201d Robinson said. \u201cYou can tell signs of life from a house, right? Lights, people moving, cars moving. And nothing moved for a while. So we were worried.\u201d<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The county\u2019s most infamous recent tax auction involved Karl Lysinger, who lived at 3975 39th St.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>Lysinger refused to pay years of city code violation fees that were folded into his property taxes and made the bill balloon. The house was auctioned for $151,266.65 in February 2025. Months later, on the day the Sacramento County Sheriff was to evict Lysinger, he made his final, explosive statement.<\/p>\n<p><!-- --><!--]--><!--[--><!-- --><!--]--><!--[--><\/p>\n<p>As for Matlock\u2019s former neighbor, the end of his residency was uneventful. The South Land Park home was auctioned in February 2024 for $469,400. The house had been in disrepair with the grass sometimes overgrown, but the former neighbor kept to himself.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>\u201cI never noticed anything going on, no police presence or anything like that,\u201d Matlock said. \u201cIt was just one day he was gone and the next day somebody was over there fixing it up.\u201d<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<h2>Who buys properties at tax auction<\/h2>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>To the uninitiated, a county tax auction might seem like a place to get an unbelievable deal on a property.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The average minimum bid for the 32 properties auctioned from 2022 to 2025 was $37,646, with the minimum bid on three of the properties just $1,000 apiece. On average, each property, including vacant pieces of land and condominiums, sold for around $200,000. The average home value around Sacramento was $480,548 as of April 30, according to Zillow.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>Tax auction properties could theoretically seem like a wonderful opportunity for an investor or first-time homebuyer to take on a fixer property and use sweat equity to affordably acquire a home or rental.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The auctions can also provide cheap land. For vacant parcels the county auctioned from 2022 through 2025, new homes were built at 4929 Baker Ave. and 2560 Princeton St., and a duplex was built at 3912 Elm St. The vacant parcels on average were auctioned for $92,337. The homes sold for an average of $499,850, while the duplex sold for $690,000.<\/p>\n<p><!-- --><!--]--><!--[--><!--]--><!--[--><\/p>\n<p>Still, the opportunities the tax auctions present aren\u2019t always what they seem.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The county offers a host of warnings about the properties it auctions: They are offered as buyer-beware sales, with the parcels potentially subject to additional liens. Code violations, hazardous contamination and tenants are potential issues.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Bay Area resident Afshin Sazegari paid $255,381.05 in the May 2022 tax auction for a house at 5633 44th St. in an unincorporated area of south Sacramento.<\/p>\n<p>Read more <a href=\"https:\/\/sandiegorelocationnews.com\/index.php\/2026\/05\/18\/california-republican-leader-its-time-to-pull-the-plug-on-high-speed-rail-opinion-2\/\">California Republican leader: It\u2019s time to pull the plug on high-speed rail | Opinion<\/a><\/p>\n<p><!--]--><!--[--><\/p>\n<p>Sazegari got the house as an investment, hoping he would be able to rent it out, he said. Problems began almost immediately. Sazegari said there were people experiencing homelessness living at the property who he kicked out. They came back and there was a fire. The house remains fenced off and uninhabitable.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>He considered the investment a waste of his time.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cI paid top dollar for a house that needed a lot of work and it wasn\u2019t in a desirable neighborhood,\u201d Sazegari said.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Sacramento County Supervisor Patrick Kennedy was unmoved when Sazegari appeared before the board in August 2024 and requested unsuccessfully that they waive thousands in fees that had accumulated with the property.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>\u201cRegardless of where you live, if you have a house in a neighborhood in Sacramento County, particularly a low-income neighborhood that\u2019s trying to pull itself up, you have a heightened responsibility as a landowner,\u201d Kennedy said from the dais.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Sazegari estimated he has purchased at least 30 or 40 properties at tax auctions in different areas. In general, frequent purchasers aren\u2019t unusual at tax auctions. Six properties have been auctioned in Sacramento County since 2022 to Muhammad Iqbal and Rukhsana Tasneem, according to county records. Another four went to Flazer 17 LP, a business based in the Los Angeles area.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>One prolific tax auction buyer who lives in the Sacramento region is Valeriy Kesov of Action Tree Low Income Housing Inc. He estimated he has purchased at least 50 properties at tax auctions in different areas.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>\u201cMy motivation, of course, is to bring value to the market to make the country or the city better,\u201d Kesov said. \u201cWhen I acquire land, I don\u2019t abandon it. I clean it, I make it look nice, really nice.\u201d<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>For different reasons, this doesn\u2019t always happen.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<h2>Why auctioned properties often sit vacant after<\/h2>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The county recommends that winners of tax auctions wait to make property improvements for one year, the period in which the previous owner or a lien holder can challenge the sale\u2019s validity.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Other things can hinder land being improved after it\u2019s sold at a tax auction.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>Sonya Banks lives near a Nali Court parcel in Sacramento\u2019s Robla neighborhood that was auctioned in February 2024 to Kesov\u2019s company for $60,400. The land was vacant, under city ownership and closed to the public as of March.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cI just came from the park,\u201d Banks said. \u201cIt would have been very useful to have a park right here.\u201d<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>The county rescinded the sale to Kesov\u2019s company in August 2024. Chad Rinde, Sacramento County tax collector and director of finance, told the Board of Supervisors that a prior owner of the land, a developer, had dedicated it to the city years before for drainage use. The city didn\u2019t take ownership then but was willing to now, Rinde told the board.<\/p>\n<p><!--]--><!--[--><!-- --><!--]--><!--[--><\/p>\n<p>Kesov faulted the county for making the sale.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cAll kinds of things happen because they didn\u2019t do the homework,\u201d Kesov told The Bee.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>It\u2019s not the only time in recent years that a tax sale has gone awry because it was allowed under questionable circumstances. After Karl Lysinger blew his Oak Park house up, it emerged that the structure had sat on two parcels, but that the county had only auctioned one.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>His neighbor Ed Williams said that in the final week of Lysinger\u2019s life, he\u2019d attempted to move his belongings onto the parcel he still owned in a fruitless attempt to stay put.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Lysinger\u2019s former land has sat vacant for months since.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Lysinger\u2019s and Kesov\u2019s stories are unusual examples of why properties that are tax-auctioned can wind up vacant more than a year after a sale. Any number of other factors, though, can hinder development.<\/p>\n<p><!--]--><!--[--><!-- --><!--]--><!--[--><\/p>\n<p>Some of it is about the difficulty of making the economics work. Longtime Sacramento architect David Mogavero, who has made a career of sustainable projects, wasn\u2019t surprised to learn that tax auctions form a ring around Sacramento\u2019s outer areas and generally didn\u2019t appear in more desirable neighborhoods.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cThat\u2019s exactly consistent with what the economics are for those various communities, what the value is per square foot of the existing housing,\u201d Mogavero said.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>Distressed properties and low property values don\u2019t make the cost of infill development cheaper.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cIt\u2019s hard to do because the fundamental economics are problematic,\u201d Mogavero said.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>There is also the small, one-off nature of the vacant land sold at tax auction. Sotiris Kolokotronis is one of Sacramento\u2019s best-known developers of infill housing. For Kolokotronis, projects are about scale and the people around him.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>\u201cWhat you need is to make sure you control enough land and \u2026 you need a good development team,\u201d Kolokotronis said. \u201cThose things don\u2019t happen by themselves.\u201d<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>There might be different approaches between the city and county on what level of involvement is appropriate for infill projects.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>County officials declined to be interviewed for this story, though Rinde said via email that his office didn\u2019t track what became of parcels that had been sold at tax auction.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>\u201cWhile a tax sale may provide an opportunity for a different or enhanced use of property in the future, those decisions on what to do with the property rests with the new property owner,\u201d Rinde wrote.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>Mogavero said the city of Sacramento was one of the best in California \u201cwhen it comes to supporting infill.\u201d Greta Soos, a senior planner for Sacramento, said the city held an incubator pilot for small developers. Soos said infill projects had increased in recent years.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cI think that the city has been a huge proponent of infill development for decades now and it\u2019s really something that\u2019s been like the guiding theory in our planning efforts for years,\u201d Soos said.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>City officials have discussed taxing vacant parcels in an effort to spur more infill development, but no action has been taken, according to Soos.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>For now, Angel Stout waits. She lives in South Oak Park near 3645 18th Ave., a 7,600-square-foot parcel that last had a home on it in the early 2010s. The county auctioned the property in May 2022 for $63,870.40.<\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>California\u2019s Proposition 13 ensures that the assessed value of the land will stay low, barring sale or development. The purchase appeared to be, like many properties bought at tax auction, a long-term, speculative investment.<\/p>\n<p><!--]--><!--[--><\/p>\n<p>Stout has seen illegal dumping and people living illegally on this land. She would like something more for the lot. She envisioned a community garden or a park, somewhere her toddler-aged grandson could play.<\/p>\n<p>Read more <a href=\"https:\/\/sandiegorelocationnews.com\/index.php\/2026\/05\/18\/state-study-recommends-higher-out-of-state-tuition-at-3-uc-campuses\/\">State study recommends higher out-of-state tuition at 3 UC campuses<\/a><\/p>\n<p><!-- --><!--]--><!--[--><\/p>\n<p>\u201cThis is a great neighborhood to invest in,\u201d Stout said.<\/p>\n<p><!-- --><!--]--><!--]--><!-- --><!-- --><!-- --><!-- --><\/article>\n","protected":false},"excerpt":{"rendered":"<p>Sacramento County sold 32 parcels of land at tax auction from 2022 through 2025. Nearly half of the parcels are vacant land that has been slow to develop.<\/p>\n","protected":false},"author":1,"featured_media":2205,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[5],"tags":[],"class_list":["post-2206","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-local"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>In Sacramento, tax auction \u2018deals\u2019 can come with surprises. Inside the process - San Diego Relocation News<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/sandiegorelocationnews.com\/index.php\/2026\/05\/18\/in-sacramento-tax-auction-deals-can-come-with-surprises-inside-the-process\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"In Sacramento, tax auction \u2018deals\u2019 can come with surprises. Inside the process - San Diego Relocation News\" \/>\n<meta property=\"og:description\" content=\"Sacramento County sold 32 parcels of land at tax auction from 2022 through 2025. Nearly half of the parcels are vacant land that has been slow to develop.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/sandiegorelocationnews.com\/index.php\/2026\/05\/18\/in-sacramento-tax-auction-deals-can-come-with-surprises-inside-the-process\/\" \/>\n<meta property=\"og:site_name\" content=\"San Diego Relocation News\" \/>\n<meta property=\"article:published_time\" content=\"2026-05-18T14:02:10+00:00\" \/>\n<meta name=\"author\" content=\"admin\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"admin\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"12 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/sandiegorelocationnews.com\\\/index.php\\\/2026\\\/05\\\/18\\\/in-sacramento-tax-auction-deals-can-come-with-surprises-inside-the-process\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/sandiegorelocationnews.com\\\/index.php\\\/2026\\\/05\\\/18\\\/in-sacramento-tax-auction-deals-can-come-with-surprises-inside-the-process\\\/\"},\"author\":{\"name\":\"admin\",\"@id\":\"https:\\\/\\\/sandiegorelocationnews.com\\\/#\\\/schema\\\/person\\\/39a645eab67a60386560a5271220d58c\"},\"headline\":\"In Sacramento, tax auction \u2018deals\u2019 can come with surprises. 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