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<h2>The June 23, 2026 ruling in Pung v. Isabella County doesn’t kill tax sales — it turns auction design into a constitutional variable for every jurisdiction in the country. 🔍</h2>----------------------------------------------------------------------------<h3>1. The case that picked up where Tyler left off 🧩</h3><figure id="figure-rl1fwaxe56mqr44vqw"><img id="rl1fwaxe56mqr44vqw" src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/a8668f3b-b9c7-48b8-b53c-45a702c2d660-2qUHb4P1deraZTZLAlHwqBS5R8algx.png" alt="Attorney's hands carefully reviewing property contracts and documents on a wooden desk with natural light" title="Attorney's hands carefully reviewing property contracts and documents on a wooden desk with natural light" class="object-cover bg-gray-100 rounded-sm md:rounded-md lg:rounded-lg" style="aspect-ratio: 16/9; object-position: undefined undefined;" data-corners="default" data-aspect="16:9" data-caption="" data-positionx="undefined" data-positiony="undefined" data-fullwidth="false" data-mce-src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/a8668f3b-b9c7-48b8-b53c-45a702c2d660-2qUHb4P1deraZTZLAlHwqBS5R8algx.png" data-mce-style="aspect-ratio: 16/9; object-position: undefined undefined;"></figure>On June 23, 2026, the U.S. Supreme Court decided Pung v. Isabella County, Michigan (No. 25‑95), one of the most important tax‑foreclosure decisions since Tyler v. Hennepin County in 2023.A Michigan family owed about $2,242 in property taxes on a home the county itself had appraised at $194,400. 🏠💸 The county foreclosed, sold the home at a tax auction for $76,008, and the buyer later flipped it for $195,000.After returning $73,766 in surplus, the county argued that was all the Constitution required. The owners argued “just compensation” should track fair market value, not a distressed auction price.<h3>2. What SCOTUS actually decided ⚖️</h3><figure id="figure-n061yaf4mqr4757i" class=""><img id="n061yaf4mqr4757i" src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/40a15031-1d3e-4a36-b46b-df8532ee45f9-qA5KycLUw9fM0YavaQr1Evf4RR4OeD.png" alt="Law students conducting moot court trial with student attorney, judge, and observing peers in formal courtroom" title="Law students conducting moot court trial with student attorney, judge, and observing peers in formal courtroom" class="object-cover bg-gray-100 rounded-sm md:rounded-md lg:rounded-lg" style="aspect-ratio: 16/9; object-position: center center;" data-corners="default" data-aspect="16:9" data-caption="" data-positionx="undefined" data-positiony="undefined" data-fullwidth="false" data-mce-src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/40a15031-1d3e-4a36-b46b-df8532ee45f9-qA5KycLUw9fM0YavaQr1Evf4RR4OeD.png" data-mce-style="aspect-ratio: 16/9; object-position: center center;"></figure>The Court took a middle path. It vacated and remanded the lower court’s decision instead of declaring that tax foreclosures must always pay full fair market value.At the same time, it refused to bless any low auction price as automatically constitutional. ❌Instead, the justices adopted a process‑fairness test:<ul><li>Just compensation now depends on how the auction was run — was it public, competitive, and reasonably structured?</li><li>Rules like cash‑only bidding, bans on pre‑sale inspections, limited marketing, and very short bidding windows can all count against a jurisdiction if they predictably depress prices. 💳🚫🔎📉</li></ul>In plain English: auction architecture is now part of the constitutional analysis.The Court largely sidestepped the separate Excessive Fines question, leaving room for future cases where the gap between the tax debt and lost equity is even more extreme. 🚨<h3>3. Why this matters for each side of the table 🏚️🏦🏛️</h3><figure id="figure-xo8sumu0bnomqr4clih"><img id="xo8sumu0bnomqr4clih" src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/47ba4c51-2601-4626-9ea6-f1a7e2a5a213-IVXastC1Hb6xaqSFhO5W25iHbtOheL.png" alt="Diverse legal professionals consulting with clients around conference table in modern law firm office with city views" title="Diverse legal professionals consulting with clients around conference table in modern law firm office with city views" class="object-cover bg-gray-100 rounded-sm md:rounded-md lg:rounded-lg" style="aspect-ratio: 16/9; object-position: center center;" data-corners="default" data-aspect="16:9" data-caption="" data-positionx="undefined" data-positiony="undefined" data-fullwidth="false" data-mce-src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/47ba4c51-2601-4626-9ea6-f1a7e2a5a213-IVXastC1Hb6xaqSFhO5W25iHbtOheL.png" data-mce-style="aspect-ratio: 16/9; object-position: center center;"></figure><ul><li>Homeowners and their lawyers 🏚️⚖️</li></ul>Pung preserves the basic tax‑sale system but opens a new process‑based path to challenge bad outcomes. Owners and their counsel don’t have to prove outright fraud; they can point to structural choices that suppress competition and argue those choices fail the process‑fairness test.<ul><li>Tax lien investors and funds 🏦📊</li></ul>For roughly two decades, local governments “owned” the auction rules and investors focused on yield. Now those worlds overlap.Jurisdictions that insist on cash‑only, no‑inspection, under‑marketed auctions aren’t just operationally inefficient — they may be § 1983 class‑action targets, with investors’ deals pulled into the litigation record. ⚠️<ul><li>Local governments and collectors 🏛️📑</li></ul>Tax sales survive Pung, but the risk profile changes.Counties that modernize toward transparent, well‑advertised, multi‑channel auctions with realistic settlement terms will be in the strongest position. ✅ Those that don’t will be asked, in court, to explain why bidders were boxed out and prices predictably depressed. ❓<h3>4. How to evaluate a tax‑sale auction after Pung ✅📋</h3><figure id="figure-n7ysysqw1rmqr4of2w"><img id="n7ysysqw1rmqr4of2w" src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/6e7d847a-1b04-4fcc-819c-e8dcc274a734-xMfFHuHWGPFjSwYSFVGPWXILy9RSxQ.png" alt="Real estate agent hands holding property documents and tablet showing listing information on office desk" title="Real estate agent hands holding property documents and tablet showing listing information on office desk" class="object-cover bg-gray-100 rounded-sm md:rounded-md lg:rounded-lg" style="aspect-ratio: 16/9; object-position: center center;" data-corners="default" data-aspect="16:9" data-caption="" data-positionx="undefined" data-positiony="undefined" data-fullwidth="false" data-mce-src="https://rjdavx8ozyznxeyh.public.blob.vercel-storage.com/production/websites/infinite-images/6e7d847a-1b04-4fcc-819c-e8dcc274a734-xMfFHuHWGPFjSwYSFVGPWXILy9RSxQ.png" data-mce-style="aspect-ratio: 16/9; object-position: center center;"></figure>In the full JurisDeed guide, we break the new process‑fairness standard into five practical categories and provide a Process Fairness Audit Checklist you can run against any jurisdiction:<ul><li>📢 Advertising &amp; notice – Are properties marketed beyond the legal‑notice page, and for long enough that bidders can do real diligence?</li><li>🎯 Bidding access &amp; competition – Are online and absentee bidding allowed, or do local rules shrink the bidder pool without a solid justification?</li><li>🧾 Property access &amp; information – Can bidders at least see the exterior and basic records, or are they flying blind?</li><li>💳 Payment &amp; settlement – Is there a reasonable closing window and more than one payment method, or is the sale structured only for insiders with cash in hand?</li><li>📬 Surplus and post‑sale rights – Are surplus proceeds automatically calculated and returned, with clear notice to the former owner, as Tyler requires?</li></ul>Unchecked boxes on that checklist map directly to litigation exposure — from moderate to critical risk. 🔴<h3>5. What comes next — and where to go deeper 📈</h3><figure id="figure-bb48p8hdw9mqr4rnih"><img id="bb48p8hdw9mqr4rnih" src="https://cdn.durable.co/blocks/6liafZRk3BZ1Gcg5Z7SkJ6oKhlW3PEu3mo6NGsygMTMbiLWkrD02uLSOBSdn8Ajq.jpg" alt="" title="" class="object-cover bg-gray-100 rounded-sm md:rounded-md lg:rounded-lg" style="aspect-ratio: 16/9; object-position: center center;" data-corners="default" data-aspect="16:9" data-caption="" data-positionx="undefined" data-positiony="undefined" data-fullwidth="false" data-mce-src="https://cdn.durable.co/blocks/6liafZRk3BZ1Gcg5Z7SkJ6oKhlW3PEu3mo6NGsygMTMbiLWkrD02uLSOBSdn8Ajq.jpg" data-mce-style="aspect-ratio: 16/9; object-position: center center;"></figure>Pung is not the last word on tax foreclosure. It’s the opening move in a long run of process‑fairness litigation and statutory clean‑up that’s coming next. ⚖️📚 As lower courts start applying this standard — and as states scramble to modernize their auction rules — the real story will be how different jurisdictions respond. 🏛️🗺️That’s the part we’ll be tracking. As new decisions land, as legislatures revise tax‑sale statutes, and as best‑practice auction architectures emerge, we’ll be breaking those changes down through the same lens: what actually shifts risk for homeowners, investors, and local governments, and what is just noise. 🏚️🏦🏛️📊If you want that follow‑through — not just the headline ruling, but the step‑by‑step evolution of tax‑sale law — get the full Pung guide, and we’ll keep sending briefings as new decisions and statutory changes land. ✉️📈-----------------------------------------------------------------------------👉 Want the playbook we’re using to grade tax‑sale auctions after Pung?Click the <a data-mce-href="https://jurisdeed-2.kit.com/760605e716" href="https://jurisdeed-2.kit.com/760605e716" target="_blank" rel="noopener" data-mce-selected="inline-boundary">Get the full Pung guide</a> button below to receive the complete analysis and the Process Fairness Audit Checklist. ✅📋

Pung v. Isabella County: Why SCOTUS Just Put Tax‑Sale Auctions Under the Microscope

<h2>Significant New Investment Opportunties...potentially</h2>The landscape for tax lien investors in Louisiana is experiencing significant transformations. The state has recently implemented a series of adjustments aimed at modernizing tax lien processes and enhancing efficiency. These changes are poised to impact both seasoned investors and newcomers alike. Understanding the nuances of these updates is crucial for maintaining a competitive edge.Among the most notable changes is a more simplified competitive bid system for the tax lien auctions.&nbsp;🚨 Big Changes Coming for Louisiana Tax Lien Investors Louisiana’s tax sale system is getting its biggest overhaul in a century – and it’s game-changing for investors. New laws take effect 1/1/26.TL;DR ✅ Investors bid down the interest rate (1.0 ➡️ .7), not ownership % ✅ No more weird 1% ownership interests (or, 1% of 1% 🤯) ✅ Investors now required to send legal notices (but, reimbursed up to $500!) ✅ Same 3-YR redemption period, but now with max 4 years to foreclose and force a judicial liquidation ✅ Lawsuit no longer to quiet title, but foreclose the tax lien (like a mortgage)This means: &nbsp;🔹 More predictable outcomes &nbsp;🔹 Less title risk &nbsp;🔹 Easier access to title insurance &nbsp;🔹 Clearer compliance deadlinesWhether you're investing $1K or $1M+ into acquiring Louisiana tax liens, you the new 2026 laws will substantially affect your bidding, required compliance, legal enforcement, and potential returns.💡 At JurisDeed, our mission is to simplify tax lien investing so investors can focus on their returns, not the process. We’ve been helping clients navigate legal obstacles and maximize ROI in tax lien investing for two decades and are already helping clients navigate this massive shift for Louisiana.<figure id="figure-0ygdo95bybmc9qdjk3" class=""><img id="0ygdo95bybmc9qdjk3" src="https://cdn.durable.co/getty/1fA0jE2X9SHjwshg3fC8N1iPk29yXwKzzGlz5xMCFHt8ikfR3BLGZizBS5q3RHpd.jpeg" alt="tax auction" class="object-cover bg-gray-100 rounded-sm md:rounded-md lg:rounded-lg" style="aspect-ratio: 16/9;" data-mce-src="https://cdn.durable.co/getty/1fA0jE2X9SHjwshg3fC8N1iPk29yXwKzzGlz5xMCFHt8ikfR3BLGZizBS5q3RHpd.jpeg" data-mce-style="aspect-ratio: 16/9;"></figure><h3>New Regulations and Compliance</h3>With these modernizations come new regulations that investors must adhere to. It is imperative to familiarize yourself with the updated compliance requirements to avoid any legal pitfalls.&nbsp;Investors should also be aware that failure to comply with these new regulations could result in penalties or the nullification of tax lien certificates. As a result, staying informed about these changes and ensuring all documentation is in order is more important than ever.The Louisiana Legislature passed sweeping changes to the statutory and constitutional laws governing tax sales in the State, which will take effect on January 1, 2026. Below are some of the most significant and impactful changes made, showing a contrast of current law to the upcoming new one.<h3>Constitutional Authority Regarding Tax Sales Substantially Reduced</h3>Current Law: &nbsp; The current constitutional article authorizing tax sales provided for tax sale procedure, redemption periods, nullities and numerous other enforcement processes. The current Article also was part of the last statewide constitutional convention and comprehensive overhaul, which went into effect in 1974 and, as of this writing, still includes provisions only relevant to the State’s statutory scheme prior to 2009 when Louisiana tax sales conveyed a ‘tax deed’ to investors. Since 2009, however, Louisiana’s highest courts, have concluded the 2009 statutory changes adequately changed what is sold at the Louisiana tax sale is a tax lien, not a tax deed.2026 Law: The new article clearly establishes what is sold at the tax sale is a lien, and mandates a 1% per month interest rate on delinquent sums, the maximum 5% delinquency penalty (NEW: this is assessed well before a tax sale), and continues the three-year redemption period.<h3>Elimination of Ownership Percentage Bid-Down; Adoption of Interest Rate Bid-Down</h3>Current Law: &nbsp; At tax sale, bidders compete by offering to accept a lower percentage of ownership in the property as collateral for the tax lien, with the lowest percentage (down to 1%) winning. The winning bidder must pay the fixed amount of the total delinquent sum that time, and the interest rate and penalty awarded to the winning bidder on the sum paid are fixed at 1% per month and 5%, respectively.2026 Law: The bid-down ownership model is eliminated. Instead, all winning bids receive a 100% collateral interest, and competition is based on bidding down the monthly interest rate in 1/10th increments (from 1% down to as low as 0.7%). The 5% penalty remains unchanged.<h3>Mandatory Redemption Rights Notices </h3>Current Law:&nbsp; Sending a redemption rights notice to all interested parties during the redemption period is optional, though strongly recommended. The redemption period is three years but may be extended if the notice is not sent, as the right to redeem cannot be terminated without due process notice.2026 Law:&nbsp; Sending the redemption rights notice to all tax auction parties becomes mandatory for the tax lien purchaser, which notice must be sent between 18 and 36 months prior to commencement of a post-redemptive period suit to seize and sell the collateral property and realize the sums due for the tax lien.<h3>Statute of Limitations on Enforcement of Tax Liens </h3>Current Law: There is no statute of limitations for enforcing a tax sale title (tax lien certificate); liens can be enforced indefinitely, subject to redemption rights and procedural requirements.2026 Law:&nbsp; A seven-year statute of limitations is imposed to enforce an unredeemed tax lien certificate, beginning on the date the certificate is recorded in the mortgage records following the tax lien auction. Given the minimum three-year redemption period (commencing from the date the tax lien certificate is recorded) in which enforcement of the tax lien is prohibited, the tax lien purchaser has four years to enforce its unredeemed lien. Failure to act within this seven-year period allows the lien to be extinguished.<h3>Reimbursement of Redemption Notice Costs </h3>Current Law: There is no provision in current law for a tax lien certificate holder to request or receive a reimbursement or other credit for costs or fees incurred in sending the optional redemption period notifications as part of the redemption period notice provisions.&nbsp;2026 Law: &nbsp; Once a tax lien certificate holder has issued the now required redemption notices, the certificate holder must submit an affidavit to the tax collector attesting to the costs and fees incurred in sending the redemption notices, including for research, postage, and administrative fees, not to exceed $500.<h3>Incentives for Payment of Subsequent Taxes </h3>Current Law: &nbsp; Investors receive statutory, simple interest rate of 1%, but no additional incentive, such as a penalty fee, for paying subsequent years’ delinquent taxes outside of the tax lien auction process.[2026 Law: &nbsp; Investors are authorized to pay subsequent taxes when they become delinquent, and upon doing so, become entitled to the same 5% penalty (and 1% simple interest rate) thereon as was granted on the amount paid at the initial tax sale.<h3>Redemption and Foreclosure Process Reforms </h3>Current Law: After the redemption period, the tax sale purchaser may acquire ownership by filing an ordinary civil suit to “quiet” or confirm title to the collateral property (albeit only to the % of ownership that was the winning bid at the tax lien auction.)[12] There is no intermediate foreclosure process akin to a mortgage foreclosure; the process is exclusive to the lienholder and does not involve a public auction.2026 Law: After three years from the recordation of the tax lien certificate, and between 180 and 365 days after sending the required post-tax lien auction notices, the certificate holder can initiate a judicial action to seize and sell the collateral property to realize the sums due for the unredeemed tax lien certificate.&nbsp;The certificate holder-plaintiff obtains an updated ‘termination price’ from the collector, which includes: 1) total due on the subject tax lien, with accrued interest, penalty and post-tax lien auction notice costs (from the 47:2156 (D) affidavit), and 2) all subsequent tax payments made along with accrued interest, penalty, and any applicable costs.&nbsp;When all defendants have been properly served, the plaintiff notifies the clerk, who then serves notice on the tax collector of the date the last defendant was served. For 30 days following the date the last party was served, anyone can cause the tax lien to be terminated by paying the termination price to the collector. After this 30-day period, the tax lien can be only terminated by the court or by the filing of a contradictory motion by a party with an interest in the property that stands to be extinguished who deposits the termination price into the registry of the court or delivering it to the certificate holder.If the termination price is not paid or deposited as permitted above, the court will issue a judgment ordering the sheriff to seize and sell the collateral property at public auction after publication and notice in the same manner as with mortgage foreclosures.<h3>Transition Rules for 2026 Law Changes </h3>All tax sales and certificates issued prior to January 1, 2026, will remain governed by the law in effect at the time of the original sale. The 2026 reforms, including the bid-down interest rate model, mandatory redemption notice, and new foreclosure procedures, will apply only to tax sales conducted on or after January 1, 2026.&nbsp;<h2>Opportunities and Challenges</h2>The overhaul of Louisiana's tax lien system presents a range of opportunities for savvy investors.However, these changes also bring about challenges. The increased competition due to easier access may drive up prices, potentially reducing profit margins. Investors must adapt quickly and develop new strategies to navigate this evolving market landscape effectively.<h2>Conclusion</h2>The major overhaul of Louisiana's tax lien system represents both a challenge and an opportunity for investors. By understanding the new regulations, leveraging digital advancements, and adopting strategic approaches, investors can continue to find success in this dynamic environment. As always, due diligence and adaptability remain key components in navigating any investment landscape effectively.

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Pung v. Isabella County: Why SCOTUS Just Put Tax‑Sale Auc...

Major Overhaul for Louisiana Tax Lien Investors: What You...