INFORMATION ABOUT SHERIFF’S SALES:
LOCATION- Beginning on December 16, 2020, and with order of sales that are received after 10/01/2020, the Lucas County Sheriff’s Office will conduct mortgage foreclosure sales on the “Official Public Sheriff’s Sale Website”, which is operated by Realauction.com, based on a contract with the Ohio Department of Administrative Services. The process and procedures under which these sales will be completed are detailed on the Realauction.com website Sheriff's Sale Auction. All prospective bidders should familiarize themselves with this process.
NOTE: Tax Foreclosure Sales are held in person at 10:00 a.m. in the Lucas County Courthouse – Sheriff’s Civil Branch, 700 Adams St., Toledo, OH. 43604
AFFIDAVITS:
PURCHASER DOES NOT OWN THE PROPERTY
TAX FORECLOSURE SALES ONLY:
Effective April 9th, 2025, and pursuant to Ohio Revised Code Section 5721.19(J): Per ORC 5721.19(J), the purchaser is required to fill out delinquent tax affidavit(s) in order to participate in the Sheriff Sale. Found in the Resources and Documents tab are PDFS of the affidavits. You cannot participate in the sale unless this affidavit is filled out properly and notarized.
The Lucas County Sheriff’s Office will not transfer the title of property purchased at a tax foreclosure sale to a purchaser until the purchaser provides a notarized affidavit swearing that the purchaser (or a pass-through entity associated with the purchaser) does not own property in ANY Ohio county on which delinquent taxes have been assessed and are unpaid, or that circumstances exist as outlined in Section 5721.19(J) that would permit the purchaser to receive the title notwithstanding the delinquency. The affidavit must be in the form and include the language set forth below, or substantially similar. Any person who knowingly makes a false statement in the affidavit furnished under division (J) of this section is guilty of falsification under division (A)(11) of section 2921.13 of the Revised Code.
BIDDING:
According to Ohio Revised Code 2329.20, bidding for mortgage foreclosure starts at two-thirds (2/3) of the appraised value of the property, unless there is a court-ordered starting bid. Per ORC 2329.52, when a residential property is ordered to be sold pursuant to a residential mortgage loan foreclosure action, if the property remains unsold after the first auction, then a second auction shall be held and the property shall be sold to the highest bidder without regard to the minimum bid requirement (ORC2329.21) but subject to all related costs, allowances and real estate taxes.
Be advised: In regard to sales of residential property that are sold at an auction with no set minimum bid, the judgment creditor and the first lien holder each have the right to redeem the property within fourteen (140 days after the sale by paying the purchase price. Upon timely payment, the court shall proceed, as described in (ORC2329.31), with the redeeming party considered the successful purchaser at the sale.
Bidding on tax foreclosure properties shall be sold for back taxes and costs or the Auditor’s recorded fair market value and costs, depending on the order of the Court. The lands designated by an asterisk (*) have been
determined by the electing subdivision to be nonproductive lands, and if at the foreclosure sale no bid for the appropriate amount specified in this division is received, such lands shall be sold or transferred to the electing subdivision. The abandoned lands designated by a dagger (†) will be offered for sale only at the first date offered for sale. This is determined by the Treasurer’s Office. Information about tax sales can be obtained by contacting Lindsay Metzger, Tax Sale Coordinator at LMetzger@co.lucas.oh.us or 419-213-4085 in the Lucas County Treasurer’s Office.
- Competitive bids for all foreclosure sales will be accepted in increments of at least $25.00.
- You must have your money with you at the time you are bidding. No one will be allowed to leave and return at a later time to pay their deposit. REMEMBER - if you do not have your money with you, you do not bid
DEPOSITS
In every sheriff's sale of real property, upon acceptance of a bid, the successful bidder shall make a sale deposit as follows:
If the appraised value of the residential property is:
- Less than or equal to $10,000.00, the deposit shall be $2,000.00
- Greater than $10,000.00 but less than or equal to $200,000.00, the deposit shall be $5,000.00
- Greater than $200.000.00, the deposit shall be $10,000.00
In a mortgage foreclosure sale, the individuals must register and submit a deposit by wire transfer or ACH debit transfer with Sheriff Sale Auction . All registration and deposit requirements must be met to be eligible to place a bid on a property.
In a tax foreclosure sale, if the property has not been appraised, a deposit in the amount equal to ten percent
(10%) of the starting bid is required; however, no such deposit shall be less than one thousand and 00/100 dollars ($1000.00) or greater than five thousand and 00/100 dollars ($5.000.00)
- The deposit shall be paid in cash or a certified check. The certified check is to be made payable to yourself or the Lucas County Sheriff’s Office.
- No personal checks, credit cards, or business checks are accepted.
- If the judgment creditor is the purchaser at the sale, the purchaser shall not be required to make a sale deposit.
SECOND SALE
When a residential property is ordered to be sold pursuant to a mortgage loan foreclosure action, and the property remains unsold after the first auction, then a second auction shall be held two weeks after the first attempt. The property shall be sold to the highest bidder without regard to the minimum bid requirement (ORC 2329.20) but subject to all related costs, allowances, and real estate taxes. (ORC 2929.21)
**Be advised that, regarding sales of residential property that are sold at an auction with no set minimum bid, the judgment creditor and the first lien holder each have the right to redeem the property within fourteen (14) days after the sale by paying the purchase price. Upon timely payment, the court shall proceed, as described in (ORC 2329.31), with the redeeming party considered the successful purchaser at the sale.
COMPLETING THE SALE
In addition to the balance owed, the Lucas County Sheriff’s Office is required to collect:
- $50.00 - for the Sheriff’s deed
- $34.00 - for recording a two-sided deed ($8.00 for each additional page)
- $0.50 - transfer fee per parcel
- $75.00 - administrative fee for recording the deed
- The current 1st class postage rate for mailing the deed by the Recorder’s Office
- Purchasers are responsible for completing the auditor’s conveyance form and paying the appropriate conveyance fee, if applicable.
- The debtor has the right of redemption of the property until the Confirmation of Sale is signed by the Judge and filed by the Court. Upon payment of all costs, poundage, and interest at the rate of 8% per annum on the purchase money from the date of sale to the time of deposit to the Clerk of Courts. The Clerk will set aside the sale and apply the deposit to the payment and award such interest to the purchaser on the sale.
- After the Civil Branch receives the Confirmation of Sale from the Clerk’s Office, a Sheriff’s Deed and a cost sheet are prepared, and the buyer is notified by telephone of the amount that is due so that the deed can be recorded.
- The purchaser shall be responsible for costs, allowance, and taxes that the proceeds of the sale are insufficient to cover.
- After notification from the Sheriff’s Office, the purchaser has 30 days to bring in the balance of the money due. The Final Payment must be made with a certified bank check.
- Failure to return within 30 days with the balance due could result in the forfeiture of the deposit and possible contempt of court charges.
TAKING POSSESSION OF THE PROPERTY
If the property is still occupied after the deed is received, the purchaser may obtain a Writ of Possession to evict the occupants. You must file a praecipe in the Clerk of Courts Office requesting them to issue the writ for a fee of $2.00. There is also an additional $60.00 fee that is payable to the Sheriff’s Office. Upon our office receiving payment and the Writ from the Clerk’s Office, we will give the occupants a notice that they are to voluntarily vacate the premises or else be evicted. NOTE: The purchaser must provide movers and a locksmith at the time of the eviction.
WARNING! Entering the property without the permission of the owner(s) or occupant(s) is a violation of Ohio Revised Code Section 2911.21 (Criminal Trespass). This is punishable by up to 30 days in jail and/or a fine of $250.00. Further, physically removing the property of the occupants without a court order, even after receiving the deed, may result in civil or criminal liability.
AS A POTENTIAL BIDDER AT A FORECLOSURE SALE, THE FOLLOWING POINTS SHOULD BE CONSIDERED:
BUYER BEWARE!! The Lucas County Sheriff’s Office does not have access or keys to any of the properties. Properties are sold as is. The appraisals do not include interior inspections.
The Sheriff’s Office does not order a title search and therefore does not guarantee a clear title to any property. All interested bidders should check the Court file located in the office of the Lucas County Clerk of Courts for the attorney’s name representing the party requesting the sale and ask for a copy of the title report.
Make a visual inspection of the property on which you desire to bid in advance of the sale date to verify whether there are or are not buildings there. Interested bidders should check with the map draftsman in the Lucas County Auditor’s Office in the Government Center in advance of the sale date to determine if the property you desire to bid on is the property you actually want and to determine whether or not such property has a building thereon.
Interested bidders should check with the City of Toledo, Department of Neighborhoods, to see if the property is on the demolition list. Additionally, interested bidders should check with the utility departments to be sure there are no liens, as they will remain with the property.
Taxes will be paid according to the last tax bill due at the time of sale. There is no prorating of real estate taxes on Sheriff’s Sales. Any questions regarding this, contact the Treasurer’s Office.
Complete legal descriptions can be obtained at the office of the Lucas County Auditor (419-213-4406) or online at the Lucas County Auditor's Office.
The Sheriff’s Sale List is published monthly and available in the Lucas County Sheriff’s Office-Civil Branch office. The Lucas County Auditor’s Office will mail you a monthly list for a fee. You may also obtain a list online at the Lucas County Treasurer's Office.
A case beginning with CI denotes a Mortgage Foreclosure Sale, and a case beginning with TF denotes a Tax Foreclosure Sale.
ADDITIONAL LINK:
Lucas County Sheriff Forclosures
Revised May 2025