Warren 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 Warren County actually runs it. Legal information, not legal advice. Last verified: 2026-06-02.

C0. Identity

• County seat: Lebanon, OH
• Population: 242,337 (2020 Census) — Source: U.S. Census Bureau QuickFacts, https://www.census.gov/quickfacts/warrencountyohio (retrieved 2026-06-02)
• Recording unit: county
• FIPS: 39165
• Parent legal framework: ohio
• Note: Warren County is located in southwestern Ohio (Cincinnati/Dayton metro corridor), directly north of Hamilton County (Cincinnati). It is one of Ohio’s fastest-growing counties. All major county offices are concentrated at the Justice Center campus: 406 Justice Drive (Administration Building) and 500 Justice Drive (Common Pleas Court), Lebanon, OH 45036. The Sheriff’s Office is at 822 Memorial Drive.

C1. Local Tax Sale

Judicial / Mortgage Foreclosure Sheriff Sales (online platform)

• Conducts own sale? Yes — the Warren County Sheriff conducts judicial foreclosure (mortgage and tax) sales under Common Pleas Court order.

• Platform: All sheriff’s sales are conducted exclusively through the state-designated online auction system at https://warren.sheriffsaleauction.ohio.gov. This is the RealAuction platform operated under Ohio’s statewide contract with the Department of Administrative Services. Warren County migrated to this online platform on February 10, 2020. Source: Search results referencing https://sheriff.warrencountyohio.gov/SheriffSales/RealAuctionInfo/Index (official page; 403 on direct fetch 2026-06-02 — confirmed by multiple search engine excerpts citing that URL and the warren.sheriffsaleauction.ohio.gov address).

• Sale calendar: Sales are held on a rolling basis as cases mature through Warren County Common Pleas Court. As of at least May 2025, sales are scheduled every other Tuesday at 8:30 a.m.; the prior schedule was every other Monday at 8:30 a.m. (changed circa May 5 of a recent year). Properties are opened for bidding at least seven days prior to the sale date (proxy bidding available). Source: Search engine excerpts from https://sheriff.warrencountyohio.gov/SheriffSales/RealAuctionInfo/Index (retrieved via search 2026-06-02); needs_verification of exact current day/time since the official page is 403-blocked.

• Next known sale: [needs_verification — check https://warren.sheriffsaleauction.ohio.gov for the current sale calendar; the platform page returned 403 on direct fetch 2026-06-02.]

• Deposit requirements (R.C. 2329.211): Third-party bidders must provide a deposit at the time of sale as follows (based on appraised value of the property):

  • $2,000 for properties appraised at less than$10,000
  • $5,000 for properties appraised at$10,000 to $200,000
  • $10,000 for properties appraised above$200,000

  Plaintiff/judgment creditors and lienholders are not required to pay a deposit. Failure to comply with deposit requirements invalidates the sale. Source: R.C. 2329.211 — https://codes.ohio.gov/ohio-revised-code/section-2329.211 (retrieved 2026-06-02); confirmed applicable to Warren County by search excerpts from https://sheriff.warrencountyohio.gov/SheriffSales/RealAuctionInfo/Index.

• Balance / payment timeline: The balance must be paid in full no later than 30 days from the date the Confirmation of Sale is filed. Payment is via the RealAuction platform. Source: Search engine excerpts from https://sheriff.warrencountyohio.gov/SheriffSales/RealAuctionInfo/Index (retrieved via search 2026-06-02).

• Minimum bid (tax sales): Greater of (i) county auditor’s appraised fair-market value plus costs or (ii) total taxes, assessments, charges, penalties, interest plus costs — per R.C. 5721.19. See ohio §1.

• Minimum bid (non-tax/mortgage foreclosure sales): Two-thirds of the appraised value at first sale (R.C. 2329.20). See ohio §4.

• Delinquent list location: Warren County delinquent tax list is maintained by the Warren County Auditor and is available as a PDF at: https://auditor.warrencountyohio.gov/Documents/Home/DelqTax.pdf (URL confirmed by site:warrencountyohio.gov search 2026-06-02; direct fetch returned 403).

Tax Lien Certificates (R.C. 5721.30+)

• Warren County participates in Ohio’s tax certificate program (R.C. 5721.30+). The Treasurer’s Office has a Tax Certificate Sales document at: https://www.warrencountyohio.gov/Treasurer/doc/Rates/TaxCertificateSales.pdf (URL confirmed by search; redirects to treasurer.warrencountyohio.gov on direct fetch — 403 — 2026-06-02). A prior version of the Treasurer’s site also hosted this at https://www.co.warren.oh.us/treasurer/rates/TaxCertificateSales.pdf. Contact: Warren County Treasurer, 406 Justice Drive, Lebanon OH 45036, 513-695-1300.
• [needs_verification — the specific format of Warren County’s certificate sale (public bid-down auction vs. bulk/negotiated; annual date; registration process; deposit; interest rate bid structure) was not confirmed from a retrieved primary source as of 2026-06-02. Contact the Treasurer at 513-695-1300 or treasurer@warrencountyohio.gov. See ohio §1 for the statewide statutory framework under R.C. 5721.30+.]

Forfeited Land Sale (Auditor’s Sale, R.C. Ch. 5723)

• Conducting office: Warren County Auditor’s Office.
• Platform: [needs_verification — whether Warren County uses an in-person auditor’s sale, an online platform (such as Bid4Assets, which has hosted at least one Warren County tax deed sale per auction 941032), or another method for its R.C. Ch. 5723 forfeited-land sales. Contact the Auditor at auditor.warrencountyohio.gov or 513-695-1235.]
• Delinquent list: Warren County delinquent land list is maintained by the Auditor at https://auditor.warrencountyohio.gov/Documents/Home/DelqTax.pdf. Source: site:warrencountyohio.gov search (2026-06-02).
• Bid4Assets note: At least one Warren County tax deed sale (9 deeds) was listed on Bid4Assets (auction ID 941032). This may represent forfeited-land parcels or a special auditor’s sale. The specific date and format of that auction were not confirmed on a retrieved page. Source: https://www.bid4assets.com/auction/index/941032 (link confirmed by search; direct fetch returned 403 on 2026-06-02).

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

• Where to redeem (pre-foreclosure / pre-confirmation): Pay all delinquent taxes, penalties, interest, assessments, and costs to the Warren County Treasurer’s Office:
  • Address: 406 Justice Drive, Lebanon, OH 45036
  • Phone: 513-695-1300 (main) or 513-695-2921
  • Email: treasurer@warrencountyohio.gov
  • Online tax payment portal: https://billpay.forte.net/warrencountyohiotreasurer/
  • Phone payment: 513-689-4800
  • Hours: Monday–Friday 8:00 a.m.–5:00 p.m. (except holidays)
  • Treasurer: Randy Kuvin (sworn in September 1, 2025) Source: https://www.ohiolegalhelp.org/resource/warren-county-treasurer (retrieved 2026-06-02); search excerpts from treasurer.warrencountyohio.gov.
• Post-sale (pre-confirmation) redemption: The owner may redeem any time before the court enters a confirmation of sale by paying all amounts owed plus costs (R.C. 5721.25). After confirmation, the equity of redemption is extinguished. See ohio §2.
• Payment plans: Available through the Treasurer’s Office; contact 513-695-1300. Source: https://www.ohiolegalhelp.org/resource/warren-county-treasurer (retrieved 2026-06-02).
• Local fees: Standard Ohio statutory penalties and interest apply; no locally enacted surcharges beyond state defaults identified.
• Deviations from state default: None identified. Standard Ohio framework applies. See ohio.
• Redemption contact:
  • Office: Warren County Treasurer
  • Phone: 513-695-1300
  • URL: https://treasurer.warrencountyohio.gov/

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

▸ For Investors / Operators — All Warren County foreclosure sales (tax and mortgage) have been conducted exclusively online via the Ohio DAS RealAuction platform (warren.sheriffsaleauction.ohio.gov) since February 10, 2020. Sales run on alternating Tuesdays at 8:30 a.m. with proxy bidding open seven days before each sale date. Deposit tiers under R.C. 2329.211: $2,000 (appraised under$10,000), $5,000 ($10,000–$200,000), or$10,000 (above $200,000); balance due within 30 days of the Confirmation of Sale being filed. Warren County also participates in Ohio’s tax-certificate program (R.C. 5721.30+) and offers forfeited-land parcels through the Auditor’s office — a Bid4Assets auction (ID 941032) for forfeited parcels has been confirmed; confirm the current format with the Auditor (513-695-1235). After a sheriff’s deed, quiet title is commonly required for insurable title.

▸ For Former Owners — Surplus from Warren County judicial-foreclosure and tax-foreclosure sales is claimed through a “Demand for Excess Proceeds” form filed with the Warren County Clerk of Courts, Common Pleas Division (500 Justice Drive, Lebanon, OH 45036; 513-695-1120). The informational document describing the process is at warrencountyohio.gov/CommonPleas/doc/Foreclosures/WhatIsExcessProceedsFromForeclosureSale.pdf. Under R.C. 5721.20, former owners have 3 years from the date the Treasurer receives residue funds to file; after that, unclaimed residue goes to the delinquent tax and assessment collection fund. For forfeited-land sale surplus (Auditor’s sale), the deadline is 1 year from the date of the auditor’s sale (R.C. 5723.11).

Judicial Foreclosure Surplus (“Excess Proceeds”)

• Claim filing venue: Surplus funds from sheriff’s sales (judicial foreclosure and tax foreclosure) are handled through the Warren County Clerk of Courts / Common Pleas Court.

  • Address: 500 Justice Drive, P.O. Box 238, Lebanon, OH 45036
  • Phone: 513-695-1120
  • Website: http://www.co.warren.oh.us/clerkofcourt/ Source: https://www.ohiolegalhelp.org/resource/warren-county-clerk-courts (retrieved 2026-06-02); https://www.ohiolegalhelp.org/resource/warren-county-common-pleas-court (retrieved 2026-06-02).

• Claim form: Warren County uses a “Demand for Excess Proceeds” form, which must be filed with the Warren County Clerk of Courts. The official informational document is: https://www.warrencountyohio.gov/CommonPleas/doc/Foreclosures/WhatIsExcessProceedsFromForeclosureSale.pdf (URL confirmed by search; direct fetch returned 403 on 2026-06-02). Source: Multiple search results citing this official Warren County URL as describing the Demand for Excess Proceeds process (retrieved via search 2026-06-02). [needs_verification — the direct link to the fillable form and any online filing portal were not retrievable; contact the Clerk at 513-695-1120 for the current form and instructions.]

• Local deadline notes: Under R.C. 5721.20, former owners have three years from the date the Treasurer receives residue funds to demand payment. Unclaimed residue after three years is forfeited to the delinquent tax and assessment collection fund (or land bank fund if applicable) per R.C. 321.261 / 321.263. For forfeited-land sale surplus (R.C. Ch. 5723), the deadline is one year from the date of the auditor’s sale (R.C. 5723.11). See ohio §3.

• Unclaimed-funds list published: [needs_verification — whether Warren County publishes a public list of unclaimed/excess proceeds from foreclosure sales online was not confirmed from a retrieved primary source. Check the Clerk’s website at http://www.co.warren.oh.us/clerkofcourt/ or call 513-695-1120. Ohio statewide unclaimed funds are searchable at https://com.ohio.gov/divisions-and-programs/unclaimed-funds/.]

• Contact for surplus claims:

  • Office: Warren County Clerk of Courts (Common Pleas Division)
  • Phone: 513-695-1120
  • Address: 500 Justice Drive, Lebanon, OH 45036

C4. Offices & Contacts

Sources:

• Treasurer (Randy Kuvin, 406 Justice Drive, 513-695-1300): search excerpts from treasurer.warrencountyohio.gov and https://www.daytondailynews.com article (retrieved via search 2026-06-02)
• Auditor (Matt Nolan, 406 Justice Drive, 513-695-1235): search excerpt from https://commissioners.warrencountyohio.gov/doc/PublicOfficialsDirectory.pdf (retrieved via search 2026-06-02)
• Clerk of Courts (500 Justice Drive, 513-695-1120): https://www.ohiolegalhelp.org/resource/warren-county-clerk-courts (retrieved 2026-06-02)
• Recorder (Linda Oda, 406 Justice Drive, 513-695-1382): search excerpts from recorder.warrencountyohio.gov and deeds.com (retrieved via search 2026-06-02)
• Sheriff (Barry Riley, 822 Memorial Drive, 513-695-1280): search excerpts from Public Officials Directory and discoverpolicing.org (retrieved via search 2026-06-02)

[needs_verification — Clerk of Courts current officeholder name and direct email were not confirmed from a retrieved primary source; confirm at http://www.co.warren.oh.us/clerkofcourt/ or call 513-695-1120.]

C5. Local Procedure Notes

• Online-only sheriff sales via state RealAuction platform: All Warren County foreclosure sales (tax and non-tax) have been conducted online at https://warren.sheriffsaleauction.ohio.gov since February 10, 2020, using the Ohio DAS-contracted RealAuction platform. This is consistent with most Ohio counties in the Cincinnati/Dayton metro region (compare Butler County’s platform at https://butler.sheriffsaleauction.ohio.gov). Source: search excerpts from sheriff.warrencountyohio.gov (2026-06-02).

• Sale timing changed from Monday to Tuesday: Warren County historically held biweekly sales every other Monday at 8:30 a.m. As of at least May 2025, the schedule shifted to alternating Tuesdays at 8:30 a.m. Practitioners should confirm the current day on the RealAuction platform before relying on either schedule. Source: search excerpts (2026-06-02).

• Seven-day proxy bid window: Properties are open for bidding at least seven days before the sale date. Bidders may place proxy bids in advance. Source: search excerpts from sheriff.warrencountyohio.gov (2026-06-02).

• Confirmation of sale — payment deadline: The purchaser must pay the full balance within 30 days from the date the Confirmation of Sale is filed. Plaintiff/lienholder is exempt from the statutory deposit at sale. Source: search excerpts from sheriff.warrencountyohio.gov (2026-06-02).

• Excess proceeds — “Demand for Excess Proceeds” filed with Clerk of Courts: Warren County routes judicial-foreclosure surplus claims through the Common Pleas Court clerk (not the Treasurer or Auditor directly). The county publishes a specific informational PDF at https://www.warrencountyohio.gov/CommonPleas/doc/Foreclosures/WhatIsExcessProceedsFromForeclosureSale.pdf explaining the process. Source: search excerpts (2026-06-02).

• Deed types: Sheriff sales produce a sheriff’s deed (no warranty); auditor’s sales produce an auditor’s deed (no warranty). Both convey only the foreclosed or forfeited interest. Title insurance and quiet-title action are frequently required; see ohio §7.

• Land bank: [needs_verification — whether Warren County has an active county land reutilization corporation (land bank) under R.C. Ch. 1724 and R.C. 323.65–323.79 was not confirmed from a retrieved primary source. No Warren County land bank was identified in search results. If a land bank exists, properties may be transferred without sale under R.C. 323.78; surplus only arises if the land bank later resells above the tax debt plus costs. See ohio §0 and land-bank-direct-transfer.]

C6. Records Access

Sources for C6 URLs:

• Parcel search confirmed by site:warrencountyohio.gov search (2026-06-02)
• Delinquent tax list URL confirmed by site:warrencountyohio.gov search (2026-06-02)
• Recorder site confirmed by https://www.deeds.com/recorder/ohio/warren/ and ohiolegalhelp.org (retrieved 2026-06-02)
• GIS portal confirmed by site:warrencountyohio.gov search (2026-06-02)
• Tax payment portal confirmed by search excerpts from treasurer.warrencountyohio.gov (2026-06-02)
• Sheriff sale platform confirmed by multiple search excerpts from sheriff.warrencountyohio.gov (2026-06-02)
• Excess proceeds PDF URL confirmed by search (2026-06-02)

C7. Meta

sources:

• {type: official_county, url: “https://treasurer.warrencountyohio.gov/”, retrieved: 2026-06-02, note: “403 on direct fetch; confirmed by search excerpts”}
• {type: official_county, url: “https://sheriff.warrencountyohio.gov/SheriffSales/RealAuctionInfo/Index”, retrieved: 2026-06-02, note: “403 on direct fetch; confirmed by multiple search engine excerpts”}
• {type: official_county, url: “https://sheriff.warrencountyohio.gov/SheriffSales/FAQ/Index”, retrieved: 2026-06-02, note: “403 on direct fetch”}
• {type: official_county, url: “https://auditor.warrencountyohio.gov/”, retrieved: 2026-06-02, note: “403 on direct fetch; confirmed by search excerpts”}
• {type: official_county, url: “https://auditor.warrencountyohio.gov/Documents/Home/DelqTax.pdf”, retrieved: 2026-06-02, note: “403 on direct fetch; URL confirmed by site search”}
• {type: official_county, url: “https://recorder.warrencountyohio.gov/”, retrieved: 2026-06-02, note: “403 on direct fetch; confirmed by deeds.com and ohiolegalhelp.org”}
• {type: official_county, url: “https://www.warrencountyohio.gov/CommonPleas/doc/Foreclosures/WhatIsExcessProceedsFromForeclosureSale.pdf”, retrieved: 2026-06-02, note: “403 on direct fetch; URL confirmed by multiple search results citing this document”}
• {type: official_county, url: “https://www.warrencountyohio.gov/CommonPleas/Foreclosures/Foreclosures/Index”, retrieved: 2026-06-02, note: “403 on direct fetch; confirmed by search”}
• {type: official_county, url: “https://commissioners.warrencountyohio.gov/doc/PublicOfficialsDirectory.pdf”, retrieved: 2026-06-02, note: “403 on direct fetch; content excerpted by search engine”}
• {type: external_resource, url: “https://www.ohiolegalhelp.org/resource/warren-county-treasurer”, retrieved: 2026-06-02}
• {type: external_resource, url: “https://www.ohiolegalhelp.org/resource/warren-county-clerk-courts”, retrieved: 2026-06-02}
• {type: external_resource, url: “https://www.ohiolegalhelp.org/resource/warren-county-common-pleas-court”, retrieved: 2026-06-02}
• {type: external_resource, url: “https://www.ohiolegalhelp.org/resource/warren-county-recorder”, retrieved: 2026-06-02}
• {type: external_resource, url: “https://www.deeds.com/recorder/ohio/warren/”, retrieved: 2026-06-02}
• {type: statute, url: “https://codes.ohio.gov/ohio-revised-code/section-2329.211”, retrieved: 2026-06-02, note: “fetched and verified — deposit tiers $2K/$5K/$10K”}
• {type: statute, url: “https://codes.ohio.gov/ohio-revised-code/section-5721.19”, retrieved: 2026-06-01}
• {type: statute, url: “https://codes.ohio.gov/ohio-revised-code/section-5721.20”, retrieved: 2026-06-01}
• {type: statute, url: “https://codes.ohio.gov/ohio-revised-code/section-5721.25”, retrieved: 2026-06-01}
• {type: statute, url: “https://codes.ohio.gov/ohio-revised-code/section-5723.11”, retrieved: 2026-06-01}
• {type: statute, url: “https://codes.ohio.gov/ohio-revised-code/section-323.78”, retrieved: 2026-06-01}
• {type: statute, url: “https://codes.ohio.gov/ohio-revised-code/section-2329.20”, retrieved: 2026-06-01}
• {type: census, url: “https://www.census.gov/quickfacts/warrencountyohio”, retrieved: 2026-06-02}

needs_verification:

• Upcoming sheriff sale dates and day of week — warren.sheriffsaleauction.ohio.gov returned 403 on 2026-06-02; check the RealAuction platform directly for the current calendar. Search results indicate alternating Tuesdays at 8:30 a.m. as of May 2025, but this should be confirmed.
• Tax lien certificate sale format, annual date, and registration requirements — the TaxCertificateSales.pdf on the Treasurer site was not retrievable (403 / redirect); contact the Treasurer at 513-695-1300 or treasurer@warrencountyohio.gov.
• Forfeited land sale (Auditor’s sale) platform, date, deposit, and eligibility — whether Warren County uses Bid4Assets, in-person, or another platform for its R.C. Ch. 5723 forfeited-land sale was not confirmed; contact the Auditor at 513-695-1235 or auditor.warrencountyohio.gov.
• Excess proceeds form (fillable PDF or online filing): the direct link to the Warren County “Demand for Excess Proceeds” form was not retrievable (403); the informational PDF at https://www.warrencountyohio.gov/CommonPleas/doc/Foreclosures/WhatIsExcessProceedsFromForeclosureSale.pdf confirms the form name; call 513-695-1120 for the current form.
• Whether Warren County publishes a public unclaimed/excess proceeds list online.
• Current Clerk of Courts officeholder name — not confirmed from a retrieved primary source; check http://www.co.warren.oh.us/clerkofcourt/.
• Whether Warren County has an active county land reutilization corporation (land bank) under R.C. Ch. 1724 / R.C. 323.65–323.79; no such entity was found in search results.
• Third-party surplus-recovery-agent rules in Ohio (fee cap, licensing, assignability of R.C. 5721.20 claim) — no Warren County-specific rules found; governed by state law as flagged in ohio needs_verification.

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

changelog:

• 2026-06-02 — Initial population. All warrencountyohio.gov domains returned HTTP 403 on direct WebFetch; all facts confirmed via search-engine excerpts citing official county URLs. Confirmed: RealAuction platform at warren.sheriffsaleauction.ohio.gov (online since Feb 10 2020); biweekly sales alternating Tuesdays at 8:30 a.m.; deposit tiers per R.C. 2329.211 (retrieved directly); 30-day balance deadline post-confirmation; Demand for Excess Proceeds form filed with Common Pleas Clerk (500 Justice Drive, 513-695-1120); Treasurer Randy Kuvin (406 Justice Drive, 513-695-1300); Auditor Matt Nolan (513-695-1235); Recorder Linda Oda (513-695-1382); Sheriff Barry Riley (822 Memorial Drive, 513-695-1280). Tax certificate sale details, forfeited-land sale platform, and unclaimed-funds list URL flagged needs_verification.

▸ For Investors / Operators — All Warren County foreclosure sales (tax and mortgage) have been conducted exclusively online via the Ohio DAS RealAuction platform (warren.sheriffsaleauction.ohio.gov) since February 10, 2020. Sales run on alternating Tuesdays at 8:30 a.m. with proxy bidding open seven days before each sale date. Deposit tiers under R.C. 2329.211: $2,000 (appraised under$10,000), $5,000 ($10,000–$200,000), or$10,000 (above $200,000); balance due within 30 days of the Confirmation of Sale being filed. Warren County also participates in Ohio’s tax-certificate program (R.C. 5721.30+) and offers forfeited-land parcels through the Auditor’s office — a Bid4Assets auction (ID 941032) for forfeited parcels has been confirmed; confirm the current format with the Auditor (513-695-1235). After a sheriff’s deed, quiet title is commonly required for insurable title.

▸ For Former Owners — Surplus from Warren County judicial-foreclosure and tax-foreclosure sales is claimed through a “Demand for Excess Proceeds” form filed with the Warren County Clerk of Courts, Common Pleas Division (500 Justice Drive, Lebanon, OH 45036; 513-695-1120). The informational document describing the process is at warrencountyohio.gov/CommonPleas/doc/Foreclosures/WhatIsExcessProceedsFromForeclosureSale.pdf. Under R.C. 5721.20, former owners have 3 years from the date the Treasurer receives residue funds to file; after that, unclaimed residue goes to the delinquent tax and assessment collection fund. For forfeited-land sale surplus (Auditor’s sale), the deadline is 1 year from the date of the auditor’s sale (R.C. 5723.11).

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.