Never miss a tax bill. Get penalties back.
Large portfolios pay hundreds of bills to dozens of tax collectors, each with its own due dates. One missed installment, a short payment or a bill mailed to the prior owner starts penalties that grow every month until someone notices.
Reserve checks every parcel each week and flags what is unpaid, late or short. Then Reserve Tax Group goes after the penalties you already paid.
First check is free. No commitment.
Already paid penalties? We get them back.
Counties cancel or refund penalties caused by a county error, a reasonable cause or a short payment. Reserve Tax Group files the requests for you.
A missed bill is the most avoidable tax you pay.
Appeals lower what you owe. Missed and short payments add to it, and nobody negotiates penalties down by default. The money is lost quietly, one parcel at a time, usually after an acquisition, a refinance or a change in who pays the bill.
The longer a balance sits, the more it costs. In most states an unpaid bill eventually moves toward a tax lien or tax sale.
| Where | What a late or missed bill costs |
|---|---|
| California | 10% penalty on a late installment. After a parcel defaults on June 30, an added 1.5% per month until it is paid. |
| Cook County, IL | 1.5% per month on each late installment. |
| Texas | Penalty and interest start February 1 and climb each month. Collection fees of up to 20% can be added after July 1. |
| Arizona | Interest of 16% per year on a late half. |
| Florida | Unpaid taxes go delinquent April 1, and a tax certificate can be sold on the parcel, with interest of up to 18%. |
Summary of general rules. County details and dates vary; the monitor applies the rules for each parcel’s jurisdiction.
The six ways portfolios lose money on tax bills.
Unpaid defaults
A parcel with no payment on record for the current bill. Flagged the week it goes delinquent, with the monthly penalty it is running.
Short payments
A payment posted, but the collector applied it to penalties first and a small balance is still open. The parcel stays in default until the residual is paid.
Supplemental bills
After you buy or build, many counties mail an extra bill for the new value. It arrives outside the normal cycle and is easy to miss.
Bills sent to the wrong address
Bills still mailed to the prior owner or a former property manager. We compare the mailing address on file with yours and flag every mismatch.
Escrow and tenant gaps
A lender escrow that was never set up after a refinance, or an NNN tenant who was supposed to pay and didn’t. The owner still carries the penalty.
Upcoming installments
Every due date across every jurisdiction in one place, with a 30-day reminder and a pay sheet your AP team or servicer can work from.
We watch every parcel. You hear about the problems.
Connect
Use the same parcel list you upload for appeals. No new spreadsheet, no new login.
Check
Every parcel is checked against the county tax collector and assessor records: amount billed, paid, open and who the bill is mailed to.
Alert
Defaults, short payments, supplemental bills and address mismatches show up on your Tax Bills page and by email, with dollars owed and penalty per month.
Recover
We file to cancel or refund the penalties. You get the money back. 18% of what we recover.
An appeal can only refund tax you paid.
When an appeal wins, the county refunds the difference on taxes that were already paid. If the bill on that parcel is still open, the savings sit behind the unpaid balance and the penalties keep running.
The monitor shows a Refunds at risk figure for every parcel with an appeal in progress, so open balances are cleared before the board rules.
The more parcels you hold, the more it pays.
Franchisees & chains
Dozens of stores across many counties, bought in waves, with landlords and tenants splitting who pays.
REITs & funds
Acquisitions bring supplemental bills and bills still addressed to the seller. Catch them before the first penalty.
Operators with lender escrows
Refinances and servicer transfers are where escrow payments quietly stop. Confirm every bill was actually paid.
Family offices
Long holds, changing managers and old mailing addresses. One view of every bill, every year.
What owners ask first.
Do you pay my tax bills?
No. Payments stay with you, your AP team or your loan servicer. The monitor tells you what is owed, where and by when, and gives you a pay sheet to work from.
Is this the same as an appeal?
No. Appeals lower the assessed value. The monitor makes sure the bills that follow are paid correctly and on time. They work together: an open balance can hold up an appeal refund.
How often are parcels checked?
Every parcel is checked weekly against the county tax collector and assessor records, and you get an alert the week something changes.
Which counties are covered?
Coverage follows your portfolio. During onboarding we confirm which collectors we read directly and, where records are not online, how we get them.
What does it cost?
Your first check is free. After that, it is an add-on to any Reserve Intelligence plan, priced by parcel count. Penalty cancellation requests filed by Reserve Tax Group carry an 18% fee on amounts recovered, and nothing if nothing is recovered.
Find out what is open today.
Send your parcel list. Your first check is free.