Lake County, Ohio — Tax Sale & Surplus Procedure

Local operations layer. The legal framework (redemption periods, surplus rights, statutes, case law) lives on the parent page → ohio. This page covers how Lake County actually runs it. Legal information, not legal advice. Last verified: 2026-06-02.

C0. Identity

• County seat: Painesville, OH
• Population: approx. 232,603 (2020 Census; FIPS 39085)
• Recording unit: county
• FIPS: 39085
• Parent legal framework: ohio
• Governance: Traditional three-commissioner structure. Separate elected Treasurer, Auditor, Recorder, Sheriff, and Clerk of Courts (Common Pleas). County seat offices are clustered at 105 Main Street, Painesville, OH 44077.

C1. Local Tax Sale

Judicial / Mortgage Foreclosure Sheriff Sales (online platform)

• Conducts own sale? Yes — the Lake County Sheriff conducts judicial foreclosure (mortgage and tax) sales under Common Pleas Court order.
• Platform: RealAuction — county-specific subdomain (state-mandated platform): https://lake.sheriffsaleauction.ohio.gov/. Per the Sheriff’s website, “Beginning on April 4, 2022 all sheriff sales will be on-line pursuant to a mandate by the State of Ohio.” Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Sale schedule: Every Monday at 10:00 a.m. If a Monday falls on a holiday, the sale moves to Tuesday at 10:00 a.m. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Bidding: Online oral bids through RealAuction. “Bidding begins at 2/3 of the appraised property value.” County Treasurer tax foreclosures carry a court-ordered minimum bid (taxes + costs). Detailed instructions are available on the RealAuction training section. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Registration: Bidders must register through RealAuction at https://lake.sheriffsaleauction.ohio.gov/ and submit deposits at least 48 business hours before the sale. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Deposit requirements (residential):
  • Appraised value ≤ $10,000 → $2,000 deposit
  • Appraised value $10,001–$200,000 → $5,000 deposit
  • Appraised value > $200,000 → $10,000 deposit
  • Deposits submitted via RealAuction (methods specified on that platform); final payment by certified bank check or money order payable to Lake County Sheriff’s Office. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Confirmation and final payment: Purchasers receive a “Confirmation of Sale” 30–90 days after the auction and then have 30 days to pay the remaining balance by certified bank check only. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Minimum bid: Two-thirds of appraised value (R.C. 2329.20); for Treasurer tax foreclosures, the court sets a minimum of taxes owed plus costs. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Purchaser Information Sheet: A Purchaser Information Sheet must accompany all bids (form available on the Sheriff’s website). Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Property listings: Properties are advertised weekly in the News-Herald classified section (Fridays) and on the RealAuction website. A physical binder of current listings is maintained at the Sheriff’s Office front counter. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)
• Recording fees at confirmation:
  • Sheriff’s Office recording fee: $125
  • Recorder’s deed recording: $39 first two pages,$8 per additional page
  • Conveyance fee: $4 per$1,000 of sale price + $0.50 per parcel Source: https://www.lakecountyohio.gov/sheriff/attorneys-office-information/ (retrieved 2026-06-02)

Tax Lien Certificate Sales (bulk portfolio — not retail individual)

• Conducts own sale? Yes — the Lake County Treasurer sells tax lien certificates under R.C. 5721.30–5721.43.
• Structure: Tax lien certificates are sold as a single bulk portfolio to one institutional purchaser; there is no individual-parcel auction open to retail bidders. The official page states: “Ohio law does NOT provide for individual tax lien certificate sales.” Source: https://www.lakecountyohio.gov/treasurer/tax-lien-sales/ (retrieved 2026-06-02)
• Sale calendar: Sales are “generally held every fall” (October or November per the certificate-purchaser page). Source: https://www.lakecountyohio.gov/treasurer/tax-lien-sales/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/treasurer/sold-tax-lien-certificates/ (retrieved 2026-06-02)
• Property eligibility: Properties must have delinquency spanning at least 3 tax billing cycles, receive multiple notices and newspaper publication, and must not be in bankruptcy, at sheriff sale, under contract, tax-exempt, or pending exemption. Source: https://www.lakecountyohio.gov/treasurer/tax-lien-sales/ (retrieved 2026-06-02)
• Administrative fees charged to property owner:
  • $100 with initial delinquency notification
  • $200 additional fee on the sale date Source: https://www.lakecountyohio.gov/treasurer/tax-lien-sales/ (retrieved 2026-06-02)
• Current certificate holder (2021–present): NAR Solutions
  • Phone: 1-866-960-0067
  • Online portal: https://lientracker.narsolutions.net/taxpayer/
  • Email: [email protected] Source: https://www.lakecountyohio.gov/treasurer/sold-tax-lien-certificates/ (retrieved 2026-06-02)
• Prior certificate holder (before 2021): Tax Ease of Ohio
  • Phone: 1-866-907-2626
  • Website: TaxEaseOhio.com Source: https://www.lakecountyohio.gov/treasurer/sold-tax-lien-certificates/ (retrieved 2026-06-02)
• Certificate holder foreclosure trigger: Lien purchaser may request foreclosure if the debt remains unpaid or off a payment plan after 18 months. Source: https://www.lakecountyohio.gov/treasurer/foreclosure/ (retrieved 2026-06-02)
• Interest rate: Up to 18%/yr (statutory maximum, R.C. 5721.30); actual rate is the bid or negotiated rate. [needs_verification — verify the specific contracted rate in the NAR Solutions agreement via the Treasurer’s office]

Delinquent List Publication

• [needs_verification] The Lake County Auditor publishes a delinquent tax list per R.C. 5721.03, but no specific publication URL or schedule was identified on the Auditor’s or Treasurer’s website as of 2026-06-02. Contact the Auditor’s office at (440) 350-2532. Source: https://www.lakecountyohio.gov/auditor/ (retrieved 2026-06-02)

C2. Local Redemption → framework: right-of-redemption

• Where to redeem (pre-sale): Pay all delinquent taxes, penalties, interest, and costs to the Lake County Treasurer, 105 Main Street, Painesville, OH 44077.
  • Phone: 440-350-2480 / 1-800-899-5253
  • Email: [email protected]
  • Online payment: https://payments.municipay.com/oh_lake Source: https://www.lakecountyohio.gov/treasurer/ (retrieved 2026-06-02)
• If taxes sold as a lien certificate: Contact NAR Solutions (2021– present) at 1-866-960-0067 or via https://lientracker.narsolutions.net/taxpayer/ — not the County Treasurer. For pre-2021 certificates, contact Tax Ease of Ohio at 1-866-907-2626. Source: https://www.lakecountyohio.gov/treasurer/sold-tax-lien-certificates/ (retrieved 2026-06-02)
• Payment plan (delinquent but not yet sold): 2-year installment plan available for owner-occupied primary/manufactured homes; extensions at Treasurer’s discretion. Down payment equal to one half-year tax amount required. Appointment required; call 440-350-2473. Source: https://www.lakecountyohio.gov/treasurer/payment-plans/ (retrieved 2026-06-02)
• Post-sale redemption window: Statutory right to redeem survives until confirmation of sale (R.C. 5721.25 / 2329.33); see ohio for framework. [needs_verification — confirm Lake County’s specific local rule or practice window before confirmation enters]
• Local fees: Payment plan: interest deferred while plan is current; tax lien certificates carry up to 18%/yr plus administrative fees ($100 initial +$200 at sale date). Source: https://www.lakecountyohio.gov/treasurer/payment-plans/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/treasurer/tax-lien-sales/ (retrieved 2026-06-02)
• Deviations from state default: None identified. Standard Ohio redemption framework (R.C. 5721.25) applies; see ohio.

C3. Local Surplus / Excess Proceeds → framework: surplus-funds

Judicial Foreclosure Surplus (Common Pleas Court)

▸ For Investors / Operators — Lake County Ohio runs all judicial foreclosure sales (tax and mortgage) online via RealAuction (lake.sheriffsaleauction.ohio.gov) every Monday at 10 a.m. (Tuesday if Monday is a holiday). Deposit tiers are $2,000,$5,000, or $10,000 depending on appraised value, submitted at least 48 business hours before the sale; final payment is by certified bank check or money order to the Lake County Sheriff’s Office within 30 days of a Confirmation of Sale (issued 30–90 days post-auction). Tax lien certificates are sold as a single bulk portfolio to one institutional purchaser (currently NAR Solutions since 2021) — there is no individual-parcel certificate sale. Properties under a sold NAR Solutions certificate that remain unpaid after 18 months may be referred for Common Pleas foreclosure.

▸ For Former Owners — Judicial foreclosure surplus is distributed by the Lake County Clerk of Courts — Legal Division (25 North Park Place, Painesville, OH 44077; Carl DiFranco, Clerk; (440) 350-2657) via a “Motion to Distribute Funds” filed in the foreclosure case. The statutory window is three years from the date the Treasurer received the residue (R.C. 5721.20); after that, unclaimed residue forfeits to the delinquent tax and assessment collection fund. The Clerk publishes annual Unclaimed Funds Reports and Escheated Funds lists at lakecountyohio.gov/coc/unclaimed-funds/; funds transferred to the County Auditor are claimed with an Unclaimed Funds Affidavit, referencing the year and pay-in number from the escheated list.

• Claim filing venue: Lake County Clerk of Courts — Legal Division, Common Pleas Court

  • Address: 25 North Park Place, Painesville, OH 44077
  • Phone: (440) 350-2657
  • Hours: Monday–Friday 8:00 a.m.–4:30 p.m.
  • Website: https://www.lakecountyohio.gov/coc/ Source: https://www.lakecountyohio.gov/coc/ (retrieved 2026-06-02)

• Claim form / process: Former property owner files a “Motion to Distribute Funds” with the Clerk of Courts. Instructions are published on the Clerk’s foreclosure-cases page:

  • Instructions PDF: https://www.lakecountyohio.gov/coc24/wp-content/uploads/sites/5/2024/02/Inst.-for-Motion-to-Dist.-Funds.pdf [needs_verification — this URL returned 404 during retrieval on 2026-06-02; confirm current URL directly with the Clerk’s office at (440) 350-2657]
  • Available Excess Funds list (PDF): https://wpassets.lakecountyohio.gov/wp-content/uploads/sites/58/2021/06/30153026/WEBSITE-LEGAL-NOTICE-3.4.pdf [needs_verification — this PDF was binary-rendered and could not be read as text; content unverified] Source: https://www.lakecountyohio.gov/coc/foreclosure-cases/ (retrieved 2026-06-02)

• Local deadline notes: Under R.C. 5721.20, former owners have three years from the date the Treasurer receives residue funds to demand payment; the Clerk notifies the owner of any residue. After three years, unclaimed residue is forfeited to the delinquent tax and assessment collection fund (R.C. 321.261) or, if applicable, the land bank fund (R.C. 321.263). See ohio §3 for statutory authority.

• Unclaimed funds list published: Yes. The Clerk publishes both annual Unclaimed Funds Reports and Escheated Funds lists (funds transferred to the County Auditor) on its website.

  • Unclaimed Funds Reports page: https://www.lakecountyohio.gov/coc/unclaimed-funds/
  • 2024 Unclaimed Funds Report: https://wpassets.lakecountyohio.gov/wp-content/uploads/sites/58/2026/01/30153025/2024-UNCLAIMED-FUNDS.pdf
  • 2024 Escheated Funds: https://wpassets.lakecountyohio.gov/wp-content/uploads/sites/58/2026/02/30153025/2024-ESCHEATED-UNCLAIMED-FUNDS-1.pdf Source: https://www.lakecountyohio.gov/coc/unclaimed-funds/ (retrieved 2026-06-02)

• Unclaimed funds affidavit (escheated funds claim): To claim funds that have transferred to the County Auditor, contact the Auditor’s Office at (440) 350-2526 and complete the Unclaimed Funds Affidavit: https://www.lakecountyohio.gov/coc24/wp-content/uploads/sites/5/2021/03/Clerk-of-Courts-Unclaimed-Funds-Affidavit.pdf Reference the year and “pay-in” number from the escheated-funds list. Source: https://www.lakecountyohio.gov/coc/unclaimed-funds/ (retrieved 2026-06-02)

• Foreclosure case search (case lookup): https://phoenix.lakecountyohio.gov/eservices/home.page.2 Source: https://www.lakecountyohio.gov/coc/ (retrieved 2026-06-02)

C4. Offices & Contacts

Key contacts:

• Treasurer general: [email protected] / 440-350-2473 (delinquent/payment plan line)
• Sheriff sales/deed email: [email protected]
• Clerk of Courts email: [email protected]
• Recorder email: [email protected]
• Auditor Board of Revision: (440) 350-2221

Sources: https://www.lakecountyohio.gov/treasurer/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/auditor/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/coc/ (retrieved 2026-06-02); https://www.lakecountyohiorecorder.com/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/sheriff/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/sheriff/attorneys-office-information/ (retrieved 2026-06-02)

C5. Local Procedure Notes

• All judicial foreclosure sales online-only (RealAuction, April 2022+): Per a 2022 State of Ohio mandate, Lake County migrated sheriff’s sales to the RealAuction online platform. There is no in-person bidding option. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)

• Tax lien certificates sold as bulk portfolio only: Ohio law does not allow Lake County to sell individual tax lien certificates. The entire delinquent portfolio is sold to one institutional purchaser (currently NAR Solutions since 2021). Property owners must deal with NAR Solutions (not the Treasurer) for payoff once a certificate has been sold. Source: https://www.lakecountyohio.gov/treasurer/tax-lien-sales/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/treasurer/sold-tax-lien-certificates/ (retrieved 2026-06-02)

• Expedited / land bank foreclosure path: Non-owner-occupied properties with past-due taxes may be subject to expedited board-of-revision foreclosure through a Land Bank Program if requested by a political subdivision (e.g., City of Painesville). This invokes R.C. 323.65–323.79. Source: https://www.lakecountyohio.gov/treasurer/foreclosure/ (retrieved 2026-06-02)

• Three-path foreclosure structure: (1) Judicial foreclosure by Prosecutor → Common Pleas → sheriff’s sale; (2) Certificate holder (NAR Solutions) requests foreclosure after 18 months default → Common Pleas → sheriff’s sale; (3) Expedited board-of-revision path for abandoned/non-owner-occupied land → possible land bank transfer without auction. Source: https://www.lakecountyohio.gov/treasurer/foreclosure/ (retrieved 2026-06-02)

• Confirmation timeline: Purchasers receive confirmation 30–90 days after the online auction date, then have 30 days to remit the balance. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)

• Recording fee structure at deed transfer:

  • Sheriff’s Office fee: $125
  • Recorder recording fee: $39 (first two pages) +$8/additional page
  • Conveyance fee: $4 per$1,000 of sale price + $0.50 per parcel
  • Treasurer must be contacted for pro-rated tax amount (ORC 323.47(B)) Source: https://www.lakecountyohio.gov/sheriff/attorneys-office-information/ (retrieved 2026-06-02)

• News-Herald classified (Fridays): Sheriff sale listings appear in the print and online News-Herald classified section every Friday, in addition to the RealAuction platform listing. Source: https://www.lakecountyohio.gov/sheriff/sheriffs-sales/ (retrieved 2026-06-02)

C6. Records Access

Sources: https://www.lakecountyohio.gov/gis/ (retrieved 2026-06-02); https://www.lakecountyohiorecorder.com/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/treasurer/ (retrieved 2026-06-02); https://www.lakecountyohio.gov/coc/ (retrieved 2026-06-02)

C7. Meta

sources:

• {type: official_county, url: “https://www.lakecountyohio.gov/treasurer/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/treasurer/tax-lien-sales/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/treasurer/sold-tax-lien-certificates/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/treasurer/foreclosure/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/treasurer/delinquent-tax-division/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/treasurer/payment-plans/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/treasurer/forms/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/auditor/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/sheriff/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/sheriff/sheriffs-sales/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/sheriff/foreclosures/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/sheriff/attorneys-office-information/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/coc/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/coc/foreclosure-cases/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/coc/unclaimed-funds/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohio.gov/gis/”, retrieved: 2026-06-02}
• {type: official_county, url: “https://www.lakecountyohiorecorder.com/”, retrieved: 2026-06-02}
• {type: form_pdf, url: “https://www.lakecountyohio.gov/coc24/wp-content/uploads/sites/5/2021/03/Clerk-of-Courts-Unclaimed-Funds-Affidavit.pdf”, retrieved: 2026-06-02}
• {type: data_pdf, url: “https://wpassets.lakecountyohio.gov/wp-content/uploads/sites/58/2026/01/30153025/2024-UNCLAIMED-FUNDS.pdf”, retrieved: 2026-06-02}
• {type: data_pdf, url: “https://wpassets.lakecountyohio.gov/wp-content/uploads/sites/58/2026/02/30153025/2024-ESCHEATED-UNCLAIMED-FUNDS-1.pdf”, retrieved: 2026-06-02}

needs_verification:

• Lake County Treasurer current officeholder name — not confirmed on retrieved pages; call 440-350-2480 or visit https://www.lakecountyohio.gov/treasurer/ to confirm.
• Lake County Recorder full officeholder name — retrieved text referenced “Recorder Lynch” via a phone extension; confirm the full name from https://www.lakecountyohio.gov/recorder/.
• Motion to Distribute Funds instructions PDF — URL https://www.lakecountyohio.gov/coc24/wp-content/uploads/sites/5/2024/02/Inst.-for-Motion-to-Dist.-Funds.pdf returned 404 during retrieval; confirm current URL with Clerk of Courts at (440) 350-2657.
• Available Excess Funds PDF — URL https://wpassets.lakecountyohio.gov/wp-content/uploads/sites/58/2021/06/30153026/WEBSITE-LEGAL-NOTICE-3.4.pdf was binary-rendered and could not be verified as to content or currency; confirm current excess funds list directly with Clerk.
• Delinquent land list publication — no URL or schedule found on Auditor’s or Treasurer’s website; R.C. 5721.03 requires annual publication; contact Auditor at (440) 350-2532.
• NAR Solutions certificate interest rate — the contracted rate (up to 18%/yr statutory max) is not published on the Treasurer’s website; verify with NAR Solutions or the Treasurer’s office.
• Lake County Land Reutilization Corporation (land bank) — existence, contact info, and scope of operations not confirmed from an official county page; existence inferred from Treasurer’s foreclosure page reference to “Land Bank Program.”
• Third-party surplus-recovery-agent rules — no Lake County-specific local ordinance found; governed by Ohio state law as described in ohio §3 needs_verification (fee cap, licensing, assignability of R.C. 5721.20 claim).
• Post-sale local confirmation practice — the 30–90 day confirmation window from the Sheriff’s website is the known range; actual local rule or standing order governing this window was not identified.

cross_links: ohio, right-of-redemption, surplus-funds, third-party-recovery-rules, tyler-v-hennepin-county, harrison-v-montgomery-county, land-bank-direct-transfer, sheriff-sale, treasurer-sale, due-process-notice, bankruptcy-automatic-stay, federal-tax-lien-redemption, heirs-property, mortgagee-redemption

changelog:

• 2026-06-02 — Initial population. All local facts sourced from official Lake County government pages (Treasurer, Auditor, Sheriff, Clerk of Courts, Recorder, GIS). Verified: RealAuction platform URL and Monday 10 a.m. schedule; three-tier deposit schedule; tax lien certificate bulk-portfolio structure (NAR Solutions); excess funds Motion to Distribute Funds process; unclaimed/escheated funds annual lists; all key office contacts and officeholder names (Galloway-Auditor, DiFranco-Clerk, Leonbruno-Sheriff). Treasurer and Recorder officeholder names flagged needs_verification.

▸ For Investors / Operators — Lake County Ohio runs all judicial foreclosure sales (tax and mortgage) online via RealAuction (lake.sheriffsaleauction.ohio.gov) every Monday at 10 a.m. (Tuesday if Monday is a holiday). Deposit tiers are $2,000,$5,000, or $10,000 depending on appraised value, submitted at least 48 business hours before the sale; final payment is by certified bank check or money order to the Lake County Sheriff’s Office within 30 days of a Confirmation of Sale (issued 30–90 days post-auction). Tax lien certificates are sold as a single bulk portfolio to one institutional purchaser (currently NAR Solutions since 2021) — there is no individual-parcel certificate sale. Properties under a sold NAR Solutions certificate that remain unpaid after 18 months may be referred for Common Pleas foreclosure.

▸ For Former Owners — Judicial foreclosure surplus is distributed by the Lake County Clerk of Courts — Legal Division (25 North Park Place, Painesville, OH 44077; Carl DiFranco, Clerk; (440) 350-2657) via a “Motion to Distribute Funds” filed in the foreclosure case. The statutory window is three years from the date the Treasurer received the residue (R.C. 5721.20); after that, unclaimed residue forfeits to the delinquent tax and assessment collection fund. The Clerk publishes annual Unclaimed Funds Reports and Escheated Funds lists at lakecountyohio.gov/coc/unclaimed-funds/; funds transferred to the County Auditor are claimed with an Unclaimed Funds Affidavit, referencing the year and pay-in number from the escheated list.

Legal information only — not legal advice. This page describes legal procedures as they exist based on publicly available official sources retrieved on the date noted. Laws, procedures, deadlines, and office information change; verify everything against current primary sources before acting. If you are a property owner, investor, or claimant, consult a licensed Ohio attorney. Nothing on this page creates an attorney-client relationship.