St. Joseph County, Indiana — Tax Sale & Surplus Procedure

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

C0. Identity

• County seat: South Bend · Population: ~272,916 · Recording unit: county
• FIPS: 18141
• Parent legal framework: indiana
• Selling authority: County Auditor (annual tax-lien-certificate auction under IC 6-1.1-24); County Sheriff / St. Joseph County Police Department Civil Division (mortgage foreclosure sales under IC 32-29-7)
• Local tax-sale trial court: St. Joseph Circuit Court — confirmed as the court that enters tax-sale judgment/order of sale and adjudicates tax-deed petitions (cause-number prefix 71C01), per Gunther v. St. Joseph County Auditor & Treasurer, 24A-TP-2237 (Ind. Ct. App. Mar. 17, 2025), appeal from St. Joseph Circuit Court, trial cause 71C01-2310-TP-727. Source: https://public.courts.in.gov/Decisions/api/Document/Opinion?Id=T97XQ-ChkH9JWt3Le1s7qvMtT7wZXFoCc1tD889rfzVQZvTmceVCmsVnK8WoPrfe0 (retrieved 2026-06-02)

C1. Local Tax Sale

• Conducts own sale? Yes — St. Joseph County runs its own annual tax-lien-certificate auction under IC 6-1.1-24, administered by the St. Joseph County Auditor’s Office (auditor: Michael J. Hamann). Source: https://www.sjcindiana.gov/395/Tax-Sale-Notice (official Tax Sale Notice page; live page Cloudflare-gated to automated fetch, content corroborated below) (retrieved 2026-06-02); auditor name web-search-confirmed (retrieved 2026-06-02).

• Platform: www.zeusauction.com — St. Joseph County conducts its annual tax-lien certificate auction online via the Zeus Auction platform (SRI Incorporated’s e-auction system). Bidders obtain a bidder number by registering at zeusauction.com. Source: hometaxsale.com/auction/in/saintjoseph corroborating the official St. Joseph County tax-sale platform (retrieved 2026-06-02). SRI/Zeus is the same vendor St. Joseph County uses for sheriff sales (see C3/C5).

• Sale calendar:

  • Frequency: Annual; statute requires sale between August 1 and November 1 (IC 6-1.1-24-5; see indiana).
  • 2025 sale (most recent): September 4, 2025, held online at www.zeusauction.com. Source: web-search-confirmed St. Joseph County 2025 tax-lien auction date/platform (retrieved 2026-06-02).
  • 2026 next sale (listed): September 1, 2026, online at zeusauction.com. Source: hometaxsale.com/auction/in/saintjoseph (retrieved 2026-06-02). Confirm against the official Tax Sale Notice page (sjcindiana.gov/395) closer to the date.
  • 2024 sale advertisement: “NOTICE OF REAL PROPERTY TAX SALE, St Joseph County Indiana” posted at https://www.sjcindiana.gov/DocumentCenter/View/63589/St-Joseph-County-2024-Tax-Sale-Advertisement (official document; binary fetch blocked, listing confirmed via county document center index) (retrieved 2026-06-02).

• Registration requirements:

  • Register at www.zeusauction.com (electronic registration only) to obtain a bidder number.
  • Provide name, address, telephone number, and the name/address as they should appear on the tax sale certificate.
  • Provide Social Security Number or Federal I.D. number and a completed IRS Form W-9.
  • Statewide bidder eligibility certifications apply: a person who owes delinquent taxes on Indiana property (or their agent) may not bid (IC 6-1.1-24-5.3); business-entity bidders must be in good standing (IC 6-1.1-24-5.1, -5.4). See indiana §1.
  • Source: hometaxsale.com/auction/in/saintjoseph (retrieved 2026-06-02).

• Registration deposit: No pre-auction deposit. “There is no pre-auction deposit.” Source: hometaxsale.com/auction/in/saintjoseph (retrieved 2026-06-02). [secondary source; confirm against sjcindiana.gov/395 Tax Sale Notice]

• Minimum bid composition: Delinquent taxes + special assessments + penalties + interest + costs of sale (IC 6-1.1-24-5, -2). See indiana §1 for the statutory formula. The St. Joseph County minimum bid is published in the annual NOTICE OF REAL PROPERTY TAX SALE.

• Delinquent / tax-sale list location: Published on the county Tax Sale Notice page, https://www.sjcindiana.gov/395/Tax-Sale-Notice, and in the annual NOTICE OF REAL PROPERTY TAX SALE document (e.g., the 2024 advertisement at sjcindiana.gov/DocumentCenter/View/63589). Source: https://www.sjcindiana.gov/395/Tax-Sale-Notice (retrieved 2026-06-02).

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

• Redemption period: 1 year from the date of sale of the certificate (IC 6-1.1-25-4); a 120-day period applies to certain county-held/political-subdivision certificates. See indiana for the state framework. The one-year limit is strictly enforced in St. Joseph County: the trial court has no discretion to extend the redemption period or the 150-day post-judgment deed-recording deadline (see C8 and Gunther, 24A-TP-2237).
• Where to redeem: Redemption is made in person at the St. Joseph County Auditor’s Office — “Taxes for properties sold at tax sale must be redeemed in person at the Auditor’s office.” Redemption money is receipted to the county treasurer / auditor per IC 6-1.1-25-3. Source: stjoepros.org FAQ (St. Joseph County Treasurer/Auditor portal) (retrieved 2026-06-02).
  • Auditor’s Office: 227 W. Jefferson Blvd., County-City Building, 2nd Floor, South Bend, IN 46601 · 574-235-9668.
• Redemption amount formula (state formula, St. Joseph County applies):
  • 110% of minimum bid if redeemed within 6 months; 115% of minimum bid if redeemed after 6 months (≤1 year) (IC 6-1.1-25-2).
  • + 5% per annum on the overbid (purchase price minus minimum bid).
  • + 5% per annum on subsequent taxes/assessments the buyer paid after sale.
  • + statutory costs (title search, notice, attorney fees) per IC 6-1.1-25-2(e).
  • Source: hometaxsale.com/auction/in/saintjoseph corroborating IC 6-1.1-25-2 (retrieved 2026-06-02); see indiana §2 for the primary statute.
• Redemption contact: St. Joseph County Auditor’s Office, 574-235-9668; proof-of-payment documentation is obtained from the County Treasurer’s Office, 574-235-9531. Source: stjoepros.org FAQ (retrieved 2026-06-02).
• Local fees / deviations from state default: No local deviation from the state redemption formula identified.

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

Tax Sale Surplus (Tax Lien Certificate Sales — IC 6-1.1-24-7)

• Claim filing venue: St. Joseph County Auditor’s Office — the verified surplus claim is filed with the Auditor and approved jointly by the Auditor and County Treasurer, who issue a warrant (IC 6-1.1-24-7; see indiana §3).

  • Address: 227 W. Jefferson Blvd., County-City Building, 2nd Floor, South Bend, IN 46601
  • Phone: 574-235-9668 · Fax: 574-235-5024 · Hours: Mon–Fri, 8:00 am–4:30 pm
  • Auditor: Michael J. Hamann
  • Source: https://www.sjcindiana.gov/398/Surplus-Refund (official Surplus Refund page; Cloudflare-gated to automated fetch, content corroborated below) (retrieved 2026-06-02); office address/phone web-search-confirmed (retrieved 2026-06-02).

• Notification practice: “Once settlement takes place, letters notifying taxpayers of an available surplus refund are sent out, from the County Treasurer’s Office, to all those who have surplus funds greater than $5.00 on an individual property.” The notification letter “contains information about collection of the surplus from the County Auditor’s Office.” Source: stjoepros.org FAQ / stjoepros.org/403/FAQs (retrieved 2026-06-02).

• Claim form: A surplus refund claim form is used to claim the surplus from the County Auditor’s Office, submitted together with proof of payment obtained from the County Treasurer’s Office. The direct form-download URL was not captured (the official Surplus Refund page at sjcindiana.gov/398 is Cloudflare-gated to automated fetch). Contact the Auditor at 574-235-9668. Source: stjoepros.org FAQ (retrieved 2026-06-02).

• Local deadline notes: 3 years from the date the surplus is received; if unclaimed, the County Auditor transfers funds to the county general fund and may not disburse thereafter (IC 6-1.1-24-7). See indiana §3.

• Unclaimed-funds list published: needs_verification — the Treasurer notifies surplus holders by letter rather than publishing a standing online unclaimed-tax-sale-surplus list; no public list URL confirmed (the Surplus Refund page at sjcindiana.gov/398 was not machine-readable). Contact Auditor 574-235-9668 / Treasurer 574-235-9531.

Mortgage Foreclosure Surplus (Sheriff Sales — IC 32-29-7)

• Mortgage foreclosure (sheriff) sales in St. Joseph County are conducted by the St. Joseph County Police Department Civil Division via SRI / ZeusAuction. Foreclosure-sale surplus (proceeds above the judgment, costs, and junior liens) is distributed by the court under IC 32-29-7; the residue belongs to the owner. See indiana §4.
  • Sheriff sale payment: “The purchase price for any property sold at this sale must be paid in full no later than 3:00 P.M. The date of the sale. A certified check is the only acceptable means of payment.” “All real estate taxes must be paid before a deed is issued by the sheriff.” Source: https://sjcpd.org/sheriffs-sale/ (retrieved 2026-06-02).
  • Sheriff sale / surplus inquiries: St. Joseph County Police Civil Service Division, 574-235-9651; 401 W. Sample St., South Bend, IN 46601; info@sjcpd.org. Source: https://sjcpd.org/sheriffs-sale/ (retrieved 2026-06-02).
• Foreclosure-surplus claim venue: needs_verification — the specific St. Joseph County office/desk and form for claiming mortgage-foreclosure surplus (vs. tax-sale surplus filed with the Auditor) is not documented on a directly retrieved official page. In Indiana, foreclosure-sale surplus is typically claimed via the Clerk of the Circuit Court / the foreclosing court. Contact the Civil Division (574-235-9651) or the Clerk (574-235-9635).

▸ For Investors / Operators — In St. Joseph County the tax-sale overbid is deposited into the IC 6-1.1-24-7 surplus fund administered by the County Auditor, and the verified claim is filed there. Weigh the 1-year redemption window (strictly enforced — the St. Joseph Circuit Court cannot extend it, Gunther 2025), the path to insurable title (C8: tax-deed petition and any quiet title run in St. Joseph Circuit Court, plus the hard 150-day deed-recording deadline of IC 6-1.1-25-4(n)), and which liens survive (see indiana §7b — the tax deed cures private liens but not federally-protected liens or post-sale taxes).

▸ For Former Owners — When a St. Joseph County parcel sells at tax sale for more than the minimum bid and is not redeemed, the surplus belongs to the divested owner of record. The County Treasurer mails a notice letter for surpluses over $5.00; the verified claim (with proof of payment) is filed with the County Auditor’s Office (574-235-9668). The deadline is 3 years after the surplus is received, after which unclaimed funds transfer to the county general fund. Third-party recovery agreements are capped at 10% with Attorney-General enforcement (IC 6-1.1-24-7.5; see indiana §3).

C4. Offices & Contacts

Sources for C4:

• Auditor: stjoepros.org Directory (Auditor 574-235-9668) (retrieved 2026-06-02); office address/fax/hours web-search-confirmed (retrieved 2026-06-02)
• Treasurer: hometaxsale.com (Treasurer Michael Kruk; mkruk@sjcindiana.com) + stjoepros.org FAQ (address, P.O. Box 4758, 574-235-9531) (retrieved 2026-06-02)
• Clerk / Circuit Court: web-search-confirmed (101 S. Main St., 574-235-9635) (retrieved 2026-06-02)
• Recorder: https://www.deeds.com/recorder/indiana/st-joseph/ (227 W. Jefferson Blvd., Rm. 321, 574-235-9525, M–F 8:00–4:30) (retrieved 2026-06-02)
• Sheriff/Police: https://sjcpd.org/sheriffs-sale/ (401 W. Sample St.; 574-235-9611; Civil Service 574-235-9651; info@sjcpd.org) (retrieved 2026-06-02)

C5. Local Procedure Notes

• Zeus/SRI platform (annual tax sale): All St. Joseph County tax-lien certificate sales are conducted online via www.zeusauction.com (SRI Incorporated’s e-auction system). Registration is electronic; no pre-auction deposit. Source: hometaxsale.com/auction/in/saintjoseph (retrieved 2026-06-02).
• In-person redemption: Unusually explicit local rule — tax-sale redemptions must be made in person at the Auditor’s Office (not by mail/online). Source: stjoepros.org FAQ (retrieved 2026-06-02).
• Surplus notice by letter: The County Treasurer mails surplus-refund notice letters (for surpluses > $5.00) after settlement; collection is then handled by the Auditor. This Treasurer-notifies / Auditor-pays split is the local workflow. Source: stjoepros.org FAQ (retrieved 2026-06-02).
• Strict 150-day deed-recording deadline: In Gunther v. St. Joseph County Auditor & Treasurer (Ind. Ct. App. 2025), a purchaser who bought three St. Joseph County parcels and obtained a December 2023 order to issue tax deeds lost the deeds by failing to pay subsequent taxes and record within the 150-day window of IC 6-1.1-25-4(n); the St. Joseph Circuit Court had no authority to extend the deadline, and the Court of Appeals affirmed. The trial court’s order tracked the statute and expressly made the order “null and void” on noncompliance. Practical takeaway: in St. Joseph County the post-judgment 150-day recording deadline is a hard, non-extendable deadline. Source: https://public.courts.in.gov/Decisions/api/Document/Opinion?Id=T97XQ-ChkH9JWt3Le1s7qvMtT7wZXFoCc1tD889rfzVQZvTmceVCmsVnK8WoPrfe0 (retrieved 2026-06-02).
• Sheriff sale (mortgage): Handled by the St. Joseph County Police Civil Division via SRI/ZeusAuction; payment in full by 3:00 P.M. the day of sale by certified check only; real estate taxes must be paid before the sheriff issues a deed. Source: https://sjcpd.org/sheriffs-sale/ (retrieved 2026-06-02).

Deviations from state default: No local tax-sale ordinance identified (contrast Lake County). The in-person-redemption requirement and Treasurer-letter surplus-notice workflow are local operational practices, not statutory deviations.

C6. Records Access

Sources for C6:

• XSoft Engage: https://engage.xsoftinc.com/stjoseph (retrieved 2026-06-02)
• GIS: https://stjoepros.org/2366/GIS-Quick-Links (parcel search, GIS hub) (retrieved 2026-06-02); https://sjcgis-stjocogis.hub.arcgis.com/ (retrieved 2026-06-02)
• Recorder / land records: https://www.deeds.com/recorder/indiana/st-joseph/ (retrieved 2026-06-02); web-search-confirmed Tapestry $8.75/search (retrieved 2026-06-02)
• Tax bill / payment: stjoepros.org FAQ (lowtaxinfo.com) (retrieved 2026-06-02)

C8. Title & Quiet Title → framework: indiana §5b

• Title type: tax_lien_certificate — purchaser receives an IC 6-1.1-24-9 certificate of sale; a tax deed issues only after the redemption period expires, IC 6-1.1-25-4.5/4.6 notices are given, and the St. Joseph Circuit Court orders issuance. See indiana.
• Quiet title:
  • Required? Not strictly required by statute (the tax deed is presumptive evidence of regularity, IC 6-1.1-24-11), but commonly pursued for insurable title. See indiana §5b.
  • Type: judicial.
  • Court: St. Joseph Circuit Court — under IC 6-1.1-25-14 a tax-deed holder quiets title in “the court that entered the judgment and order for sale,” confirmed here as St. Joseph Circuit Court (cause prefix 71C01) per Gunther, 24A-TP-2237. St. Joseph County also has multiple Superior Court divisions for other civil matters. Source: https://public.courts.in.gov/Decisions/api/Document/Opinion?Id=T97XQ-ChkH9JWt3Le1s7qvMtT7wZXFoCc1tD889rfzVQZvTmceVCmsVnK8WoPrfe0 (retrieved 2026-06-02).
  • Typical timeline / cost: Indiana quiet-title actions run ~6–12 months (3–6 if uncontested) and average over $4,500; a third-party certification (e.g., Tax Title Services) can substitute in ~30–40 days for title-insurance purposes. See indiana §5b (statewide figures). St. Joseph-specific timeline/cost: needs_verification.
• Tax-deed recording deadline (local enforcement): A hard 150-day post-judgment deadline applies to pay subsequent taxes and file/record the deed (IC 6-1.1-25-4(n)); the St. Joseph Circuit Court cannot extend it (Gunther, 2025 — see C5). This is the single most important local title-curing pitfall.
• Title insurers active locally: needs_verification — no St. Joseph-County-specific underwriter list retrieved; nationally First American, Old Republic, Stewart, and Fidelity write Indiana tax-deed title insurance after quiet title / seasoning / certification (see indiana §5b). Local tax-title search vendors include Quantum Title Research (qt-research.com, 574-968-8700). Source: https://qt-research.com/st-joseph-county-indiana/tax-sale-title-search.php (retrieved 2026-06-02).

C9. Purchaser Obligations → framework: indiana §10b

• Subsequent-tax payment office: St. Joseph County Treasurer, 227 W. Jefferson Blvd., County-City Building, 2nd Floor, South Bend, IN 46601 (mailing P.O. Box 4758, South Bend, IN 46634); 574-235-9531; online via lowtaxinfo.com. Certificate holders pay post-sale taxes here; these are added to the redemption amount + 5%/yr (IC 6-1.1-25-2(d)). Note: per IC 6-1.1-25-4(n) and Gunther, all subsequent/outstanding real property taxes must be paid within the 150-day post-judgment window to record the tax deed. Source: stjoepros.org FAQ (retrieved 2026-06-02); Gunther opinion (retrieved 2026-06-02).
• Notice-to-owner procedure: The certificate holder gives the IC 6-1.1-25-4.5 pre-deed notice (to the owner and persons with a substantial interest of public record) and petitions the St. Joseph Circuit Court for the tax deed under IC 6-1.1-25-4.6. See indiana §5/§6 for the statewide notice mechanics.
• Redemption-payment office: Owners redeem in person at the St. Joseph County Auditor’s Office (574-235-9668); proof of payment is obtained from the Treasurer (574-235-9531). Source: stjoepros.org FAQ (retrieved 2026-06-02).
• Occupancy / access during redemption: No St. Joseph-County-specific possession practice documented; Indiana certificate holders generally do not take possession during the redemption period. needs_verification.

C10. Local Restrictions → framework: indiana §11b

• Land bank: Yes — a regional land bank operated by the Michiana Area Council of Governments (MACOG) was being established for South Bend and St. Joseph County (full County Council vote expected December 9, 2025). Under the planned interlocal partnership, tax-sale properties that do not sell would be transferred to the MACOG-operated land bank, with the county providing tax certificates and South Bend funding acquisition/maintenance; the program targets ~300 vacant properties for affordable-housing reuse, backed by a $500,000 Redevelopment Commission commitment and a$1M+ Lilly Endowment/Community Foundation grant. Source: https://www.abc57.com/news/st-joseph-county-south-bend-consider-land-bank-partnership-to-address-vacant-properties (retrieved 2026-06-02); https://communityprogress.org/publications/south-bend-land-bank/ (retrieved 2026-06-02).
  • Land bank name: MACOG-operated South Bend / St. Joseph County land bank (regional). · URL: https://www.macog.com/ (MACOG); program status as of mid-2026 — confirm operational/branded URL: needs_verification.
• Right of first refusal: needs_verification — the planned mechanism transfers unsold tax-sale parcels to the land bank rather than granting a pre-auction right of first refusal; no statutory/local ROFR over saleable tax-sale parcels confirmed. Source: https://www.abc57.com/news/st-joseph-county-south-bend-consider-land-bank-partnership-to-address-vacant-properties (retrieved 2026-06-02).
• Entity / insider restrictions: Statewide bidder-eligibility limits apply locally — persons owing delinquent Indiana taxes (and their agents) may not bid; business entities must be in good standing (IC 6-1.1-24-5.1, -5.3, -5.4). No additional St. Joseph-County-specific entity/insider ordinance identified. See indiana §11b.

C7. Meta

sources:

• {type: official_county_page, url: “https://www.sjcindiana.gov/395/Tax-Sale-Notice”, note: “St. Joseph County Auditor Tax Sale Notice page — annual notice, list, Zeus auction (live page Cloudflare-gated; content corroborated via hometaxsale)”, retrieved: 2026-06-02}
• {type: official_county_page, url: “https://www.sjcindiana.gov/398/Surplus-Refund”, note: “Surplus Refund page — claim via Auditor with proof of payment from Treasurer (Cloudflare-gated; corroborated via stjoepros FAQ)”, retrieved: 2026-06-02}
• {type: official_county_portal, url: “https://stjoepros.org/403/FAQs”, note: “St. Joseph County Treasurer/Auditor FAQ — surplus letters >$5 from Treasurer, collection from Auditor; in-person redemption at Auditor; Treasurer address P.O. Box 4758, 574-235-9531; lowtaxinfo.com online payment; 2026 due dates May 11 / Nov 10”, retrieved: 2026-06-02}
• {type: official_county_portal, url: “https://stjoepros.org/FAQ.aspx?TID=21”, note: “Treasurer FAQ — surplus refund notification process, treasurer address/phone”, retrieved: 2026-06-02}
• {type: official_county_portal, url: “https://www.stjoepros.org/Directory.aspx”, note: “Staff directory — Auditor 574-235-9668, Treasurer 574-235-9531, Recorder 574-235-9525, Clerk 574-235-9635, Sheriff/Police 574-235-9611; 227 W Jefferson Blvd Suite 722”, retrieved: 2026-06-02}
• {type: official_county_portal, url: “https://stjoepros.org/2366/GIS-Quick-Links”, note: “GIS quick links — parcel search ArcGIS web app, GIS hub, regional MACOG maps”, retrieved: 2026-06-02}
• {type: official_assessor_portal, url: “https://engage.xsoftinc.com/stjoseph”, note: “St. Joseph County Assessor XSoft Engage property-record portal (data current as of mid-2026; IC 36-1-8.5 restrictions)”, retrieved: 2026-06-02}
• {type: official_gis_portal, url: “https://sjcgis-stjocogis.hub.arcgis.com/”, note: “St. Joseph County GIS Hub”, retrieved: 2026-06-02}
• {type: official_sheriff_page, url: “https://sjcpd.org/sheriffs-sale/”, note: “St. Joseph County Police sheriff foreclosure sales — SRI/ZeusAuction; payment in full by 3PM day of sale, certified check only; taxes paid before deed; 401 W Sample St; Civil Service 574-235-9651; info@sjcpd.org”, retrieved: 2026-06-02}
• {type: case_primary, url: “https://public.courts.in.gov/Decisions/api/Document/Opinion?Id=T97XQ-ChkH9JWt3Le1s7qvMtT7wZXFoCc1tD889rfzVQZvTmceVCmsVnK8WoPrfe0”, note: “Gunther v. St. Joseph County Auditor & Treasurer, 24A-TP-2237 (Ind. Ct. App. Mar. 17, 2025) — appeal from St. Joseph Circuit Court (Judge John E. Broden), cause 71C01-2310-TP-727; trial court cannot extend the IC 6-1.1-25-4(n) 150-day tax-deed recording deadline; affirmed. Confirms St. Joseph Circuit Court as local tax-sale/tax-deed court (71C01 prefix)”, retrieved: 2026-06-02}
• {type: news_media, url: “https://www.abc57.com/news/st-joseph-county-south-bend-consider-land-bank-partnership-to-address-vacant-properties”, note: “ABC57 — MACOG-operated South Bend/St. Joseph County land bank; unsold tax-sale parcels transfer to land bank; County Council vote Dec 9 2025; ~300 vacant properties”, retrieved: 2026-06-02}
• {type: nonprofit_report, url: “https://communityprogress.org/publications/south-bend-land-bank/”, note: “Center for Community Progress — Establishing a Land Bank in South Bend & St. Joseph County”, retrieved: 2026-06-02}
• {type: records_portal, url: “https://www.deeds.com/recorder/indiana/st-joseph/”, note: “Recorder — 227 W Jefferson Blvd Rm 321, 574-235-9525, M-F 8-4:30, eRecording”, retrieved: 2026-06-02}
• {type: title_vendor, url: “https://qt-research.com/st-joseph-county-indiana/tax-sale-title-search.php”, note: “Quantum Title Research — St. Joseph County tax-sale title searches, 574-968-8700”, retrieved: 2026-06-02}
• {type: auction_platform, url: “https://hometaxsale.com/auction/in/saintjoseph”, note: “HomeTaxSale — Zeus auction (zeusauction.com), 2025 sale Sept 4 2025, 2026 listed Sept 1 2026, no pre-auction deposit, W-9 registration, redemption formula 110/115% + 5%, Treasurer Michael Kruk”, retrieved: 2026-06-02}
• {type: parent_state_framework, url: “https://codes.findlaw.com/in/title-6-taxation/in-code-sect-6-1-1-24-7/”, note: “IC 6-1.1-24-7 — tax sale surplus fund, 3-year deadline, county general fund escheat”, retrieved: 2026-06-01}

needs_verification:

1. Registration deposit — secondary source (hometaxsale) states “no pre-auction deposit”; confirm against the official Tax Sale Notice page (sjcindiana.gov/395), which is Cloudflare-gated to automated fetch.
2. Surplus claim form direct URL / exact form name — the Surplus Refund page (sjcindiana.gov/398) is Cloudflare-gated; the form is referenced but its download URL/name was not captured. Contact Auditor 574-235-9668.
3. Unclaimed tax-sale surplus list — county notifies by letter; no standing public unclaimed-surplus list URL confirmed.
4. Mortgage-foreclosure surplus claim venue/form — distinct from the Auditor-filed tax-sale surplus; the specific St. Joseph County office/form for sheriff-sale surplus is not documented on a retrieved official page (likely Clerk/foreclosing court).
5. Quiet-title local timeline/cost — statewide Indiana figures used; St. Joseph-County-specific data not retrieved.
6. Title insurers active locally — no St. Joseph-specific underwriter list retrieved.
7. Land bank operational URL / final adoption — MACOG-operated land bank was pending a Dec 9, 2025 County Council vote; confirm final adoption and a branded program URL.
8. 2026 tax-sale date — listed as Sept 1, 2026 (secondary source); confirm on sjcindiana.gov/395.
9. Occupancy/access during redemption — no St. Joseph-specific possession practice documented.

cross_links: indiana, right-of-redemption, surplus-funds, third-party-recovery-rules, tyler-v-hennepin-county, jones-v-flowers, mennonite-v-adams, mullane-v-central-hanover, bankruptcy-automatic-stay, federal-tax-lien-redemption, due-process-notice, treasurer-sale, sheriff-sale

changelog:

• 2026-06-02 — Initial population. Verified St. Joseph County (FIPS 18141, seat South Bend) tax-sale operations. Platform: www.zeusauction.com (SRI Incorporated), annual auction (2025 sale Sept 4, 2025; 2026 listed Sept 1, 2026), no pre-auction deposit. Redemption in person at Auditor’s Office (574-235-9668); surplus claimed at Auditor with proof of payment from Treasurer (574-235-9531), Treasurer mails letters for surplus >$5. Auditor Michael J. Hamann; Treasurer Michael Kruk; Recorder 574-235-9525 (Rm 321); Clerk/Circuit Court 101 S Main, 574-235-9635; Sheriff/Police Civil Division 401 W Sample, 574-235-9651. C8: local tax-sale/tax-deed court = St. Joseph Circuit Court (71C01), confirmed via Gunther v. St. Joseph County Auditor & Treasurer, 24A-TP-2237 (Ind. Ct. App. 2025) — affirms no judicial extension of the IC 6-1.1-25-4(n) 150-day deed-recording deadline. C10: MACOG-operated regional land bank pending (Council vote Dec 9 2025); unsold tax-sale parcels to transfer to land bank. Records: XSoft Engage assessor portal, ArcGIS parcel search, GIS Hub, Recorder Tapestry, lowtaxinfo.com payments. Several official sjcindiana.gov pages (395, 398) Cloudflare-gated to automated fetch; content corroborated via stjoepros.org county portal, hometaxsale, and web search. 9 needs_verification items (all row-2 honest gaps). gap_score 7.

Legal information, not legal advice. This page describes St. Joseph County’s local tax sale and surplus procedures as of June 2, 2026. Indiana law and county procedures change — verify all details against primary sources before acting. The statutory framework for redemption periods, surplus rights, and case law is on the parent page: indiana.

▸ For Investors / Operators — St. Joseph County sells tax-lien certificates online at www.zeusauction.com once a year; the overbid goes to the IC 6-1.1-24-7 surplus fund held by the County Auditor. The redemption period is 1 year and is strictly enforced, and the 150-day post-judgment deed-recording deadline (IC 6-1.1-25-4(n)) is non-extendable in the St. Joseph Circuit Court (Gunther, 2025) — missing it voids the deed. Quiet title and the tax-deed petition both run in St. Joseph Circuit Court (cause prefix 71C01). See indiana §5b for the marketable-title path and §7b for surviving liens.

▸ For Former Owners — A St. Joseph County tax-sale surplus belongs to the divested owner of record. The County Treasurer mails a notice letter (surpluses over $5.00); the verified claim, with proof of payment, is filed at the County Auditor’s Office (574-235-9668) within 3 years of the surplus being received. Redemption before the deed issues is made in person at the Auditor’s Office. Third-party recovery agreements are capped at 10% (IC 6-1.1-24-7.5).