Vanderbilt Mortgage and Finance v. Wagner
2014The Ohio Supreme Court held that any lienholder with an interest in the property is permitted to redeem the land by paying the taxes prior to the confirmation of the sale.
OH
Ohio
Tax Deed
Ohio tax sales operate as judicial foreclosures conducted by county treasurers or sheriffs, often via online platforms like Realauction. The process involves a public auction where properties are sold to the highest bidder to satisfy delinquent tax liens. A key differentiator is that once the court confirms the sale and issues the deed, the purchaser’s title is generally incontestable.
| Upcoming auctions | 0 |
| Counties covered | 88 |
| BS&A municipalities | 14 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Judicial foreclosure
- Redemption period
- None post-confirmation
- Sale frequency
- Year-round
- Minimum bid
- Taxes + costs
- Deed type
- Sheriff's deed
- Bidder deposit
- Varies by county
Statutory framework
| Sale Type | Hybrid |
| Redemption Period | Pre-foreclosure and during foreclosure, an owner may redeem by paying all delinquent taxes, assessments, penalties, interest, and costs. There is generally no post-sale redemption period once the court confirms the sale and issues the deed, with a limited 14-day exception for judgment creditors and first lienholders in certain residential sales. |
| Penalty / Interest | Delinquent taxes accrue interest at 1% per month (12% per annum). Tax certificates are bid down from a maximum of 18% per year. A 10% penalty is charged against the unpaid balance of current taxes if not paid by the due date. |
| Jurisdiction Type | County |
| Jurisdiction Count | 88 |
| Typical Sale Month | Year-round |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Ohio utilizes a hybrid auction format. Most counties use online platforms like Realauction for sheriff's sales, while some conduct in-person auctions at the courthouse. Bidders must register and provide a deposit prior to the deadline. The minimum bid is generally the total of unpaid taxes, assessments, penalties, interest, and court costs. Winning bidders must pay the balance within a specified timeframe, often 30 days, following the confirmation of sale.
Post-sale obligations
The purchaser receives a deed after the court confirms the sale and the balance is paid. If occupants remain, the purchaser may need to initiate eviction proceedings or apply for a Writ of Possession. The purchaser is responsible for property maintenance upon taking title. Sales are generally 'as-is' and title may remain subject to federal tax liens, easements, and covenants of record.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Ohio tax deed purchase.
Estimated cost$3,000
Timeline9 mo.
Notable counties
Key Ohio counties for tax deed investors.
Cuyahoga County
High volume of tax lien certificate sales and frequent use of bulk sales.
Franklin County
Active in conducting auditor's sales for forfeited lands.
Summit County
Utilizes online platforms for both tax and mortgage foreclosure sales.
Recent statutory changes
- HB 443 (pending) proposes prohibiting tax foreclosures on homes owned by residents age 65 or older valued at $750,000 or less; SB 359 (proposed) would delay the timeline for certifying unpaid taxes as delinquent by six months.
How to bid at a Ohio tax deed auction
Step-by-step process for participating in Ohio tax deed sales.
- 1
Research the auction catalog
Review the list of properties published by the county sheriff or auditor.
- 2
Register with the platform
Complete the required registration on the county's designated auction website.
- 3
Post the required deposit
Submit the mandatory deposit via wire transfer or ACH by the specified deadline.
- 4
Submit your bids
Participate in the online or in-person auction to place bids on desired properties.
- 5
Pay the balance
If you win, pay the remaining balance of the purchase price within the court-ordered timeframe.
- 6
Record the deed
Ensure the sheriff or attorney records the deed after the court confirms the sale.
Applicable statutes
Primary statute sections governing tax deed sales in Ohio.
Governs foreclosure proceedings on the lien of the state.
Details the finding, appraisal, and sale of delinquent lands.
Covers the confirmation of sale and order for deed.
Notable case law
Landmark court decisions affecting Ohio tax deed investors.
Frequently asked questions
Common questions from Ohio tax deed investors.
- There is no post-sale redemption period once the court confirms the sale. Redemption must occur before the confirmation of sale.
- While the title is incontestable after confirmation, a quiet title action is often recommended to clear potential clouds on title or to obtain title insurance.
- Federal tax liens and certain easements or covenants of record may survive the tax sale.
- Challenges are limited once the court confirms the sale, but the purchaser must ensure all statutory notice requirements were strictly followed.
- They are hybrid, with many counties using online platforms for bidding, while some may still hold in-person auctions.
- Generally, no. Properties are sold as-is, and buyers are responsible for their own due diligence.
How does Ohio's redemption period work for tax deed purchases?
Do I need a quiet title action after an Ohio tax deed purchase?
What title risks should an Ohio tax deed buyer know about?
What happens if the former owner challenges an Ohio tax sale?
How are Ohio tax deed auctions typically conducted?
Can I inspect properties before bidding at Ohio tax sales?
Title Risk Flags
Federal tax liens may survive the sale; easements and covenants of record generally survive; properties are sold as-is.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.