El Paso County at a Glance
El Paso County is Colorado's most populous county by a narrow margin over Denver, anchored by Colorado Springs — a city defined by its extraordinary concentration of military installations. Fort Carson, Peterson Space Force Base, Schriever Space Force Base, NORAD/NORTHCOM, and the Air Force Academy collectively employ tens of thousands and generate a massive, stable rental housing market that supports consistent property values and reliable lien redemptions.
Colorado Springs has more military installations per capita than almost any metro in the United States. Fort Carson alone has over 25,000 active duty soldiers and is one of the Army's largest installations. Peterson and Schriever Space Force Bases, NORAD/NORTHCOM headquarters, and the Air Force Academy collectively generate a rental housing ecosystem that is remarkably stable across economic cycles — military personnel need housing regardless of interest rates or local economic conditions.
For tax lien investors, this creates a reliable redemption dynamic. Military homeowners are often motivated to protect their homes — particularly with VA loans that have favorable refinancing terms — and many have stable federal income that allows them to catch up on delinquent taxes when prompted. Properties near the major installations (Fountain, Security-Widefield, Cimarron Hills, Manitou Springs) have consistent rental demand that supports underlying values.
The practical result: El Paso County certificates are generally well-secured, redemption rates are steady, and individual investors face less institutional competition than in Denver. Rates on suburban residential parcels are still bid down from the maximum, but less aggressively than Denver. The market is accessible to prepared individual investors in a way Denver rarely is.
Older Colorado Springs neighborhoods — particularly on the east and southeast sides near Fort Carson (Fountain, Security-Widefield, Cimarron Hills) — consistently produce liens with solid collateral, moderate competition, and a strong military rental market backstop. Properties in these areas are affordable by Colorado standards and have stable demand from enlisted housing seekers.
Small commercial properties on Colorado Springs' major corridors (Nevada Avenue, Academy Boulevard, Powers Boulevard) occasionally appear with institutional buyers less focused on them. Individual investors with knowledge of the local commercial market can identify opportunity that funds running automated parcel screens miss.
Rural El Paso County — Calhan, Peyton, Elbert Road corridor — offers agricultural and large-lot residential liens with near-maximum rates and very low competition. Lower absolute dollar returns given smaller lien amounts, but accessible for investors building experience with the Colorado process before competing on larger urban parcels.
How El Paso County Tax Lien Sales Work
Bid-Down — El Paso County Treasurer
El Paso County holds its annual tax lien sale in October, conducted by the El Paso County Treasurer. Contact the treasurer in August each year to confirm the exact date, registration deadline, and deposit requirement. The delinquent list is published before the sale. Bidding starts at the current year's statutory maximum rate and investors compete downward. Less institutional attendance than Denver — better rate outcomes for individual investors.
Variable Rate — ~15% Currently
Colorado's rate is federal discount rate + 9%, set annually by the state. Currently approximately 15% — always verify at dola.colorado.gov/dpt before the sale. Interest accrues on the certificate amount from the sale date. You may pay subsequent delinquent taxes on the same property and earn the same annual rate on those additional amounts. Over a 3-year hold, subsequent taxes can meaningfully increase total return.
Redeem or Apply for Deed
Owners have 3 years to redeem at certificate amount plus accrued interest. After 3 years unredeemed, apply to the El Paso County Treasurer for a treasurer's deed (C.R.S. § 39-11-128). The treasurer notifies interested parties; if no redemption occurs during the notice period, the deed is issued. No court action required for clean title histories. Consult a Colorado attorney for complex title situations.
Key Details
| County seat | Colorado Springs — Colorado's second-largest city |
| Population | 730,395 (2020 Census) — Colorado's most populous county |
| Military installations | Fort Carson, Peterson SFB, Schriever SFB, NORAD/NORTHCOM, USAFA — major employment and rental anchors |
| Sale timing | Annual — October; confirm exact dates with El Paso County Treasurer each year |
| Sale format | Bid-down from current annual maximum rate |
| Interest rate | Variable — federal discount rate + 9% (~15% currently) · verify annually at dola.colorado.gov/dpt |
| Redemption period | 3 years from date of sale · C.R.S. § 39-12-103 |
| Treasurer's deed | Application to El Paso County Treasurer after 3-year period — C.R.S. § 39-11-128 |
| County Treasurer | 719-520-6600 · treasurer.elpasoco.com → |
| Rate authority | Colorado Division of Property Taxation → |
| Statute | C.R.S. § 39-11-101 et seq. → |
Research Tools for El Paso County
El Paso County Treasurer
Annual sale schedule, delinquent property list, registration procedures, and deposit requirements. Contact in August each year to confirm current sale details.
treasurer.elpasoco.com →Colorado Division of Property Taxation
Official source for the current year's statutory interest rate. Verify every fall — the rate changes annually with federal discount rate movements.
DOLA — Prop. Tax →El Paso County Assessor
Assessed values, ownership records, property characteristics, and parcel data for all El Paso County properties. Cross-reference with delinquent list to evaluate collateral.
El Paso Assessor →El Paso County Clerk & Recorder
Deeds, mortgages, federal tax liens, and all recorded instruments. Essential title research before pursuing a treasurer's deed on any parcel after 3 years.
El Paso Clerk →El Paso County GIS
Parcel maps, aerial imagery, zoning overlays, and property data. Use to verify location relative to military installations and assess neighborhood conditions.
El Paso GIS →Fort Carson & Installation Boundaries
Fort Carson boundary maps and surrounding area context. Properties near the installation have strong rental demand — proximity to the gate matters significantly for investment value.
Fort Carson →Pikes Peak Regional Building Dept.
Building permits, code violations, and inspection records for El Paso County and Colorado Springs. Open violations can affect the treasurer's deed process and resale.
PPRBD →Colorado CDPHE Environmental Records
Contaminated sites, UST registrations, and environmental enforcement. Check commercial parcels and any former military-adjacent industrial land before bidding.
CDPHE Records →Pikes Peak Association of Realtors
El Paso County residential market data — median prices, days on market, and neighborhood trends by zip code. Verify your exit assumptions for any parcel where you may pursue a deed.
PPAR Market Stats →IRS Lien Search
Federal tax liens survive Colorado tax sales. Check commercial parcels and any property with known federal tax issues or prior business operations.
IRS Lien Search →El Paso County District Court
Active foreclosure proceedings and civil records. Where any contested treasurer's deed actions would be filed. Also check for existing mortgage foreclosures on target parcels.
El Paso District Court →C.R.S. Title 39 — Property Tax
Colorado's full property tax statute — sale procedure, variable rate formula, redemption provisions, and treasurer's deed application process.
C.R.S. Title 39 →Evaluate El Paso County liens before you bid
Use the LTV Calculator to model 3-year returns including subsequent taxes on military-corridor parcels, and the Parcel Tracker to log your pre-researched list before auction day.