Nebraska Revised Statutes

Neb. Rev. Stat. § 77-1837 (2026)

Real property taxes; issuance of treasurer's tax deed; when; proceed by foreclosure; when; vacant and abandoned real estate

✓ current as of July 2026

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(1) The purchaser of real estate sold for taxes or his or her assignee may apply to the county treasurer for a tax deed for the real estate described in such purchaser's or assignee's tax sale certificate if such real estate has not been redeemed and if the requirements of subsection (3) of this section have been met. Such purchaser or assignee shall apply within whichever of the following two timeframes is applicable:

(a) For real estate determined to be vacant and abandoned pursuant to subsection (5) of this section, the purchaser or assignee shall apply at any time within nine months after the expiration of two years after the date of sale of the real estate for taxes or special assessments; or

(b) For any other real estate, the purchaser or assignee shall apply at any time within nine months after the expiration of three years after the date of sale of the real estate for taxes or special assessments.

(2) The county treasurer shall execute and deliver a deed of conveyance for the real estate described in the tax sale certificate if he or she has received the following:

(a) The tax sale certificate;

(b) The issuance fee for the tax deed as required under section 77-1823;

(c) For any notice provided pursuant to section 77-1832, the affidavit proving service of notice, the copy of the notice, and the copy of the title search required under section 77-1833;

(d) For any notice provided by publication pursuant to section 77-1834, the affidavit of the publisher, manager, or other employee of the newspaper, the copy of the notice, the affidavit of the purchaser or assignee, and the copy of the title search required under section 77-1835;

(e) An affidavit of the purchaser or his or her assignee that the value of the property complies with subsection (3) of this section; and

(f) For any real estate determined to be vacant and abandoned pursuant to subsection (5) of this section, the affidavit of the purchaser or assignee affirming that the real estate is vacant and abandoned.

(3) The purchaser or his or her assignee may apply for a tax deed under this section if one hundred ten percent of the assessed value of the real estate described in the tax sale certificate as reflected in the records of the county assessor at the time of the application for the tax deed, less the amount that would be needed to redeem such real estate, is twenty-five thousand dollars or less. If such requirement is not met, the purchaser or his or her assignee shall foreclose the lien represented by the tax sale certificate pursuant to section 77-1902.

(4) The failure of the county treasurer to issue the deed of conveyance if requested within the applicable timeframe provided in subsection (1) of this section shall not impair the validity of such deed if there has otherwise been compliance with sections 77-1801 to 77-1863.

(5)(a) For purposes of this section, real estate may be considered vacant and abandoned if:

(i) The purchaser or assignee in question is a land bank as defined in section 18-3403; and

(ii) Such property substantially meets more than two of the following criteria:

(A) The property is not occupied by the owner or any lessee or licensee of the owner;

(B) Utility service to the property, including, but not limited to, gas, electric, or water service, has been disconnected or delinquent for over one year;

(D) A building on the property is open and unprotected and in reasonable danger of significant damage resulting from exposure to the elements or vandalism;

(E) A building on the property is unsecure due to multiple windows and doors being boarded up or closed off, smashed through, broken off or unhinged, or continuously unlocked;

(F) The property has been stripped of copper or other materials or interior fixtures to the property have been removed;

(G) There have not been any recent efforts made to restore the property to productive use;

(H) There is a presence of vermin, uncut vegetation, or debris accumulation on the property;

(I) There have been past actions by the applicable municipality or county to maintain the grounds or a building on the property;

(J) The property has been out of compliance with orders of local housing officials; or

(K) Any other condition or circumstance reasonably indicating that the property is vacant and abandoned.

(b) The purchaser or assignee shall determine whether or not real estate is vacant and abandoned two years after the date of the sale of such real estate for taxes or special assessments.

(c) If the real estate is registered as vacant and abandoned pursuant to a vacant property registration ordinance adopted by a municipality, it shall be conclusive proof that such real estate is vacant and abandoned. If the real estate is not registered as vacant and abandoned pursuant to such an ordinance, the purchaser or assignee shall not be obligated to proceed under subdivision (1)(a) of this section, but may instead choose to proceed under subdivision (1)(b) of this section, and no tax deed subsequently issued to such purchaser or assignee shall be deemed invalid due to noncompliance with subdivision (1)(a) of this section. No action taken by a purchaser or assignee under subdivision (1)(a) of this section shall prohibit a subsequent action under subdivision (1)(b) of this section on the same real estate should it be determined that such real estate is not vacant and abandoned.

(d) If the purchaser or assignee determines real estate to be vacant and abandoned pursuant to this subsection, the purchaser or assignee shall submit an affidavit to the county treasurer affirming that the real estate is vacant and abandoned.

Notes of Decisions

Cited in 21 cases (4 in the last 5 years), 1985–2025 · leading case: Ottaco Acceptance, Inc. v. Larkin, 733 N.W.2d 539 (Neb. 2007).

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Ottaco Acceptance, Inc. v. Larkin, 733 N.W.2d 539 (Neb. 2007). · cites it 8× “See Neb. Rev. Stat. § 77-1837 (Reissue 1996).”

Wisner v. Vandelay Invs., L.L.C., 300 Neb. 825 (Neb. 2018). · cites it 2× “6 § 77-1837. See, generally, § 77-1801 et seq.”

Klein v. Oakland/Red Oak Holdings, 883 N.W.2d 699 (Neb. 2016). · cites it 3× “A treasurer’s tax deed, issued pursuant to Neb. Rev. Stat. § 77-1837 (Cum. Supp. 2012) and in compliance with Neb.”

Adair Holdings v. Johnson, 304 Neb. 720 (Neb. 2020). · cites it 3× “After purchasing the tax certificate, Adair Management waited the 3-year statutory period set forth by Neb. Rev. Stat. § 77-1837 (Reissue 2009) and then sent notice in March 2017 by certified mail to Johnson’s address of record.”

SID No. 424 v. Tristar Mgmt., 288 Neb. 425 (Neb. 2014). · cites it 7× “Nebraska Advance Sheets 426 288 NEBRASKA REPORTS § 77-1837 (Reissue 2009). Because we conclude that the liens were foreclosed by the issuance of the tax deeds, the district court erred as a matter of law.”

Ottaco Acceptance, Inc. v. Huntzinger, 682 N.W.2d 232 (Neb. 2004). · cites it 3× “Neb. Rev. Stat. §§ 77-1837 (Reissue 1996) and 77-1902 (Reissue 2003).”

Cont'l Resources v. Fair, 317 Neb. 391 (Neb. 2024). · cites it 4× “See Neb. Rev. Stat. § 77-1837 (Cum. Supp. 2014).”

Cnty. of Lancaster v. Maser, 400 N.W.2d 238 (Neb. 1987). · cites it 5× “” Neb. Rev. Stat. § 77-1837 (Reissue 1986) states in part: (1) Except as provided in subsection (2) of this section, at any time within ninety days after the expiration of three years from the date of sale of any real estate for taxes or special assessments, if the same shall…”

Ottaco, Inc. v. McHugh, 640 N.W.2d 662 (Neb. 2002). · cites it 24× “Although Ottaco timely requested the tax deed, the district court found that the tax deed was invalid because it was not issued by the county treasurer within the 3-year, 6-month time limitation under Neb. Rev. Stat. § 77-1837 (Reissue 1996) and dismissed Ottaco’s petition.”

Neun v. Ewing, 290 Neb. 963 (Neb. 2015). · cites it 4× ““The former method is sometimes referred to as the ‘tax deed’ procedure and is authorized by § 77-1837, and the latter is sometimes referred to as a ‘judicial foreclo- sure’ and is governed by § 77-1901 et seq.”

Cont'l Resources v. Fair, 311 Neb. 184 (Neb. 2022). · cites it 2× “So, what happens if the property owner does not redeem the property? The tax certificate holder can eventually apply for a tax deed, but must first wait at least 3 years after purchas- ing the tax certificate.”

HBI, L.L.C. v. Barnette, 305 Neb. 457 (Neb. 2020). · cites it 2× “6 See § 77-1831 and Neb. Rev. Stat. § 77-1837 (Reissue 2009).”

Show all 21 citing cases →

— Neb. Rev. Stat. § 77-1837(1) — 1 case

Cont'l Resources v. Fair, 311 Neb. 184 (Neb. 2022). “So, what happens if the property owner does not redeem the property? The tax certificate holder can eventually apply for a tax deed, but must first wait at least 3 years after purchas- ing the tax certificate.”

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