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Dear Monty: I have been unable to sell my home for years after trying different realtors. I am a senior citizen with no mortgage, but I can no longer afford the huge property tax increases. Last year the county did not send me a tax bill but started legal action to steal my home. Do I have any way to protect my home?

Monty's Answer: Property tax delinquency and potential foreclosure is a serious matter that can be especially challenging for seniors on fixed incomes. However, there are several potential options and resources that may help protect your home.

First, check if you qualify for any senior property tax exemptions, deferrals or relief programs in your county. Many jurisdictions offer special programs specifically designed to help senior citizens remain in their homes. These might include homestead exemptions, tax freezes or the ability to defer property taxes until the home is sold. Contact your county assessor's office to learn about available programs.

Regarding the legal action, it's crucial to respond promptly to any notices or court documents. Consider seeking assistance from a legal aid organization that provides free or low-cost services to seniors. Many areas have elder law clinics or senior advocacy groups that can help you understand your rights and represent your interests. At eldercare.acl.gov, there is a locator that can often connect you with these resources.

Since you've been trying to sell the home, you might want to explore alternative sales strategies. Consider:

-- Finding a Seniors Real Estate Specialist (SRES) designated agent

-- Exploring a sale-leaseback arrangement where you can continue living in the home as a renter

-- Investigating whether a reverse mortgage might be appropriate to help cover tax obligations while allowing you to stay in your home

-- Looking into whether your state has property tax/rent rebate programs for seniors

For your immediate tax situation, contact the county tax assessor's office to:

No. 1: Request a detailed accounting of what is owed

No. 2: Discuss payment plan options

No. 3: Verify if you qualify for any hardship provisions

No. 4: Ensure all notices were properly sent to your correct address

No. 5: Check if there were any errors in the assessment

You may also want to appeal your property tax assessment if you believe your home's valued has been incorrectly assessed. Many counties have formal appeal processes, and some offer assistance to seniors navigating this process.

If keeping the home becomes unsustainable, consider working with a senior housing counselor to explore alternative living arrangements that might better fit your current circumstances. The Department of Housing and Urban Development has free housing counseling services that can help you understand all your options.

Most importantly, don't ignore the situation or legal notices, as this can make things worse. Gather all relevant documents, including tax bills, notices and any correspondence with the county. Keep detailed records of who you spoke with, and consider having a trusted family member or adviser be with you as a second set of eyes and ears on appointments.

Remember that many seniors face similar challenges; the key is to be proactive in seeking assistance and understanding your rights. Consider reaching out to your local senior center or elder law resources for guidance.

Richard Montgomery is a syndicated columnist, published author, retired real estate executive, serial entrepreneur and the founder of DearMonty.com and PropBox, Inc. He provides consumers with options to real estate issues. Follow him on Twitter (X) @dearmonty or DearMonty.com.

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