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Property Taxes and Your Mortgage

Property Taxes and How They Can Affect Your Mortgage

Everyone Pays Property Taxes

The rules and amount vary widely from state to state. In fact, this is usually the main source of local government funding and is generally based upon the home’s value. How these taxes get paid is often a source of confusion to homeowners, particularly first-time homebuyers.

The first question you might ask is why lenders even care about taxes. The reason is that unpaid property taxes are a superior lien to the rights of the lender. If a lender gets the property back through foreclosure, there are almost certainly going to be unpaid property taxes. The lender is going to have to pay. Lenders don’t feel that this is their job, and I don’t blame them.

That’s why almost every loan contains a provision that you will pay the property taxes when due and that the failure to pay the property taxes is an “event of default.” This means that if you are delinquent on taxes, your lender could, theoretically, foreclose on your property even if you have been making all of your mortgage payments on time.

How Would the Lender Know?

You probably don’t remember this, but when you signed your loan documents there was a charge of about $75 for “Tax Service.” This pays for a third-party company whose business it is to go to all the County Offices in the country some period of time after taxes are due and to get a list of all delinquencies. They then notify your lender that you are late! The lenders seldom foreclose based upon your failure to pay taxes, but you can be assured that they will write you a “strongly-worded” letter reminding you of your obligations.

The strange situation is that a far larger number of people than you might believe – I have heard that the number is over 30% in some areas – do not pay their taxes on time. I am fairly certain that a really small number, some fraction of 1%, actually lose their homes because of failure to pay taxes, but that doesn’t mean that lenders don’t care.

Let’s assume that you are a lender that is servicing 3,000,000 loans. (Servicing is the terminology for collecting payments and managing the loan.) Let’s say that only 10% of people don’t pay their taxes the next time they are due. That’s 300,000 letters you’d have to write! The postage alone is $117,000. You’d need a pretty big department to handle that. Not only that, they now have to check to make sure that you paid it when they get your letter saying that you did pay it. Lenders/servicers don’t get paid for that.

Property Taxes as Part of Mortgage Payments

That’s how the idea of the impound account, or escrow account as it’s called in many areas, came up. In order to prevent this costly exercise that they don’t get paid for, an important issue from their perspective, they invented the idea of you paying one-twelfth of your taxes every month along with your regular mortgage payment. Then, when the taxes are due, they send a check to your County Tax Collector. I think that they even save postage because I’m sure that most large counties can now accept electronic funds transfer.

The huge objections to this were always that, “The bank has my money and they don’t pay interest,” and “They keep a lot more than they need.” Many states – I am not sure how many – now pay interest on the impound balances, although it’s not much. Heck, these days you wouldn’t even earn that much if you kept it in a savings account.

The other aspect – how much they are allowed to keep – is now governed by Federal law. They are allowed only a small cushion and are required to calculate the balances and return to you any more than the mandated maximum. In most Eastern states, lenders are used to having these impound accounts and state laws protect their rights to demand that you have one. However, the laws in other states are more consumer-friendly. In California, for example, a lender can require impounds only where the loan is greater than 90% of the value of the home when they did the loan.

It’s not like all aspects of impound accounts are bad. Those Eastern lenders didn’t like it when they came out to California to do loans and were told that they couldn’t have impounds. So they started offering quarter-point pricing incentives. That’s $1,000 reduction in fees on a $400,000 loan. I can guarantee you that it is worth $1,000 to let them do it for you.

Also, many homeowners like the convenience of never having to worry about paying the tax bill. In California, taxes are late if not paid by December 10th – right when you need extra money for Christmas – and April 10th – right when your income taxes are due. Not good timing!

Like most things in life, there are plusses and minuses. I think you have more important things to worry about.

To learn more about mortgages and the financing process, read more from our experts by visiting our Mortgage Learning Center.

  • Tammy

    Can I refuse them to add it to loan after 9 years they sent a letter saying they are going to add taxes to payment it raises my pmt 900 a month and I was late on last year 2 pmt due to my husband in hospital with brain cancer

    • Gerri Detweiler

      I am so sorry to hear what your family has been going through. It sounds like what happened was you use to pay your taxes yourself, but then you were late paying your taxes and so your lender is now requiring an escrow account. Is that correct? If so, it is probably permissible. It’s for the lenders protection as well as your own. If the taxes are not collected on time than the property could be at risk. I know that may make it extremely difficult for you to budget, but the taxes do need to get paid one way or another.

      It sounds like your mortgage payment is too high. In that case I would recommend you consider talking with a HUD- approved housing counselor.

      You can also file a complaint against your mortgage servicer with the Consumer Financial Protection Bureau by calling (855) 411-CFPB (2372), but I’m not sure if that will help because I believe the lender’s actions are probably typical in this kind of situation.

      • Jose

        Can i claim property taxes(1098)to my income tax return?

  • Gerri Detweiler

    I know it seems harsh, but if the taxes aren’t paid you will lose your house, and since the bank has the mortgage they are simply trying to protect the money they have lent you. Before you pack up please talk with a HUD housing counselor and a bankruptcy attorney. There may be options so get advice from both. Truly sorry to hear of your difficulties.

  • Credit Experts

    That will depend on so many factors it’s hard to tell you. How long will you stay in Buffalo? Do you know the area well enough to choose a house and neighborhood you will like? How much appreciation is likely? And so forth. In general, it can be a good idea to rent first in a new city and then decide if you want to commit to buying. If you buy and don’t stay long, the transaction costs can make ownership more expensive. It also sounds as if you don’t have much of an emergency fund or down payment, and you’ll want those in place before buying.

  • Gerri Detweiler

    Yes. Your lender performs an annual escrow analysis. At that point it should change, but you can ask them if they can reconsider earlier if there is a change in your tax status.

  • mercedes

    So I pay property taxes included with my mortgage payment. Why do I get a bill saying that I owe the city 1200 dollars

    • Credit Experts

      Check with your mortgage holder to see if that bill has been paid. In some cases you will receive a bill even though your mortgage holder pays it.

  • Gerri Detweiler

    Thanks for your question. We have turned it into an article here: What to Do If Your Bank Doesn’t Pay Your Real Estate Taxes

  • M&T

    My husband and I had bought our first home in the fall of 2011, and were told at closing that the mortgage had been sold to WFHM and we would be making our payments to them. We moved in and began making our monthly mortgage payments. After about three or four months we received a letter from WFHM stating that the home was in a flood zone hazard area and that we would be required to purchase a lender based flood insurance if we didn’t find another that was ‘acceptable’ to them. After reviewing our original loan documents we found that the home was not located in a flood zone, and even went to several local insurance companies that showed us the home was not in a flood zone, so we submitted these documents to WFHM, only to be told that those documents were unacceptable and that we would have to pay to have the flood zone re-assessed. We contacted our loan originator and obtained a copy of the original flood cert. stating that the home was not in a flood zone, and also contacted the original appraiser. They told us that they had made a mistake and the home did reside in a flood zone, but did not find out until 3-4 months after closing. On the advise of the real estate agent that sold us our home, we put the home up for a short sale, at the time we thought we had no other options, and it sold the following year. We didn’t find out until almost two years later, when we tried to obtain another home loan, that the home was on our credit report as a foreclosure and had significantly dropped our credit scores. My question is this; When (if) we are able to qualify for another home loan, is there any way that we can prevent WFHM from buying our new loan?

    • Gerri Detweiler

      The short answer is no, you don’t have control over that process. But in the future, you do have rights when it comes to servicer errors and if something like that occurs again I’d suggest you file a complaint with the Consumer Financial Protection Bureau and get an attorney involved if necessary.

    • Gerri Detweiler

      The short answer is no, you don’t have control over that process. But in the future, you do have rights when it comes to servicer errors and if something like that occurs again I’d suggest you file a complaint with the Consumer Financial Protection Bureau and get an attorney involved if necessary.

  • Curious Lady

    What if my escrow is included in my monthly loan payment but i fail to pay it. Will i be reported as delinquent to the credit bureaus?

    • Gerri Detweiler


  • Elle Davis

    I am buying a house for cash. The seller has not paid the last year taxes. The escrow company mailed documents showing that this year’s taxes have been prorated and it shows as an offset in our paying price. When I asked about the lien at the assessors office for last year, I was told that they were being paid by the title escrow company but because of RESPA laws, it was only showing up on the seller’s side of the HUD. With no offset to me? Doesn’t that then amount to me paying the delinquent tax?

  • Annie

    My mortgage was in default in 2012 and 2013 and my property taxes was paid by my bank. I finally paid my arrears, including the amount for the property taxes in 2014. Since I was not the one who paid the taxes in 2012 and 2013, I was told that I cannot claim them in my tax return. My question is, now that I paid the bank back, can I claim the 2012 and 2013 property taxes with my 2014 filing?

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