USA Foreclosure Wiki

Will County, IL

12 min read

Will County, Illinois — Tax Sale & Surplus Procedure

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

C0. Identity

  • County seat: Joliet. Population: ~696,355 (2020 census; third most populous Illinois county; population is under 3 million, so the standard $20/item indemnity fee applies — not the Cook County$80+5% schedule). See illinois §3.
  • Recording unit: county.
  • Parent legal framework: illinois

C1. Local Tax Sale

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

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

Tax-Sale Surplus (Indemnity Fund)

  • Background: Under Illinois’s historical model, no surplus pool is created by the annual tax sale — the buyer pays the taxes and, on non-redemption, takes a deed to the whole property. The former owner’s remedy is the Indemnity Fund (35 ILCS 200/21-305). See illinois §3 for the constitutional reform context (bell-v-pappas-2025, HB4537).
  • Claim filing venue: Petition filed in the Will County Circuit Court (12th Judicial Circuit), 100 W. Jefferson Street, Joliet, IL 60432, naming the Will County Treasurer (as Indemnity Fund trustee) as respondent. (35 ILCS 200/21-305)
  • Claim deadline: Within 10 years after the tax deed is issued. (35 ILCS 200/21-305)
  • Recovery cap (Will County — under 3 million population): For owner-occupied residential (≤4 units), equitable award up to $99,000 (or more if no owner fault/negligence shown). For other property: fair cash value minus mortgages/liens if no fault. Indemnity fee funding: up to$20 per item paid by tax buyers at each sale. (35 ILCS 200/21-295, 200/21-305)
  • Unclaimed indemnity funds: The Will County Treasurer maintains an “Uncashed Unclaimed Funds” section. https://willcounty.gov/County-Offices/Finance-and-Revenue/Treasurer-Office/Uncashed-Unclaimed-Funds (Specific list/publication details for indemnity fund unclaimed amounts needs_verification.)
  • Form name/URL: No standardized court form identified; consultation with a Will County attorney is advised. needs_verification.
  • Contact: Will County Treasurer’s Office (as Indemnity Fund trustee): 302 N. Chicago St., Joliet, IL 60432; (815) 740-4675.

Mortgage-Foreclosure Surplus (Sheriff-held)

  • Filing venue: Surplus funds from sheriff sales are held by the Will County Sheriff’s Office pending court order. Claims are pursued through the 12th Judicial Circuit Court (Circuit Clerk: Andrea Lynn Chasteen, 100 W. Jefferson St., Joliet, IL 60432, (815) 727-8592).
  • Surplus list: The Sheriff publishes an updated surplus list at: https://www.willcosheriff.org/civil-court/foreclosures/surplus-list (Last updated February 25, 2026; contains case numbers, property addresses, amounts ranging from $1.00 to$208,773.54.)
  • Contact for surplus claims:
    • Will County Sheriff’s Civil Process Office
    • Phone: (815) 727-8895
    • Hours: Monday–Friday 8:30 a.m.–3:30 p.m.
  • Local deadline notes: Surplus is held “until further Order of the Court”; claimants must petition the circuit court for distribution. No specific published claim form was identified on the Sheriff’s website as of 2026-06-02 — needs_verification.

▸ For Investors / Operators — Will County holds its annual tax sale in-person in October (Tax Year 2023 delinquencies sold October 10, 2025; Tax Year 2024 sale expected October 2026) at 302 N. Chicago Street, Joliet; the bid-down-the-penalty method applies (max 9% per period, 35 ILCS 200/21-215). Tax Buyer Registration packets are available October 1 from the Treasurer’s Office (815-740-4675). A separate sealed-bid trustee auction for forfeited parcels runs via ILTaxSale.com / ILTaxSalebids.com, most recently October 2025; the next is October 9, 2026. Sheriff mortgage-foreclosure sales are held every Thursday at noon in Courtroom 201, Court Annex, 57 N. Ottawa Street, Joliet, with a 10% certified-funds deposit required. No post-sale right of redemption exists for tax deeds, but lien certificates are redeemable. Note: HB4537 (passed May 2026, awaiting signature) will create a surplus-equity mechanism that will affect future Will County sales.

▸ For Former Owners — Under the current Illinois model, no surplus pool is generated by the annual tax sale; the former owner’s remedy is the Indemnity Fund (35 ILCS 200/21-305) — file a petition in the Will County Circuit Court (12th Judicial Circuit, 100 W. Jefferson Street, Joliet) naming the Will County Treasurer as respondent, within 10 years after the tax deed is issued. Recovery for owner-occupied residential property (≤4 units) in Will County (under 3 million population) is capped at $99,000 (or more if no fault shown). For mortgage-foreclosure surplus, the Will County Sheriff maintains a published surplus list at willcosheriff.org/civil-court/foreclosures/surplus-list; claims must be pursued through a motion in the 12th Judicial Circuit Court. Contact the Sheriff’s Civil Process Office at (815) 727-8895 for status.

C4. Offices & Contacts

OfficeNameAddressPhoneURL
Treasurer / Tax CollectorTim Brophy302 N. Chicago St., Joliet, IL 60432-4059(815) 740-4675https://willcounty.gov/County-Offices/Finance-and-Revenue/Treasurer-Office
County Clerk (Tax Redemption)Annette Parker302 N. Chicago St., Joliet, IL 60432(815) 722-5515 main; (815) 740-4615 Tax Redemptionhttps://www.willcountyclerk.gov
Circuit ClerkAndrea Lynn Chasteen100 W. Jefferson St., Joliet, IL 60432(815) 727-8592https://www.circuitclerkofwillcounty.com
Recorder of DeedsKaren A. Stukel158 N. Scott St., Joliet, IL 60432-4143(815) 740-4637https://willcountyrecorder.com
Sheriff (foreclosure sales)Mike Kelley16911 W. Laraway Rd., Suite 101, Joliet, IL 60433(815) 727-8575; Foreclosures: (815) 727-8601https://www.willcosheriff.org
Supervisor of Assessments(name not confirmed)302 N. Chicago St., Joliet, IL 60432(815) 740-4648https://www.willcountysoa.com

C5. Local Procedure Notes

  • Annual Tax Sale — bid-down-the-penalty: Will County conducts its annual tax sale in-person in October. Buyers bid down the penalty percentage per 35 ILCS 200/21-215 (maximum 9% per period). Tax Buyer Registration packets are available October 1; buyers must register in advance.
  • Trustee / Public Auction (sealed bid): Forfeited parcels not sold at the annual sale are held by the Will County Trustee and auctioned via sealed bid through ILTaxSale.com / ILTaxSalebids.com typically in September–October of each year. Assignable tax lien certificate lists available for $25.
  • Will County Foreclosure Mediation Program: A mandatory mediation program exists for residential owner-occupied foreclosures filed after August 1, 2010. Mediation is scheduled 42–60 days after filing and aims to complete within 3 months. Location: Court Annex Building, 57 N. Ottawa, 3rd Floor, Joliet. https://willcountycourts.com/Court-Services/Foreclosures
  • Sheriff foreclosure sales — weekly Thursdays: Mortgage foreclosure judicial sales are held every Thursday at noon (12:00 p.m.) in Courtroom 201, Will County Court Annex, 57 N. Ottawa Street, Joliet, IL 60432. Exceptions by court order. Bidders must present 10% of the bid in certified funds or money order at time of sale; full balance due within 24 hours. Attorneys register through the Sheriff’s foreclosure portal; non-attorney bidders complete a Bid Sign-Up Sheet before the auction. Contact: foreclosures@willcosheriff.org; (815) 727-8601. https://willcosheriff.org/foreclosures/index.php/faqs
  • Sheriff’s deed requirements: Original Certificate of Sale, completed Sheriff’s Deed form, Real Estate Transfer Declaration (if applicable), recorded assignment (if applicable), certified Order Approving Sale, $21.00 check to the Sheriff.
  • HB4537 (2026 reform): The Illinois General Assembly’s pending reform bill (passed May 2026, awaiting governor’s signature) will create a surplus-equity mechanism affecting all 102 counties including Will. Until enacted and effective, the historical no-surplus-pool model governs. See illinois §3.
  • Recorder of Deeds Bolingbrook branch: 241 Canterbury Lane, Bolingbrook, IL 60440; Tuesday & Thursday 8:30 a.m.–4:30 p.m. (no plats, no public search station).
  • Recording fee change: New fee schedule effective October 1, 2025 — see willcountyrecorder.com for current schedule.

C6. Records Access

C7. Meta

▸ For Investors / Operators — Will County holds its annual tax sale in-person in October (Tax Year 2023 delinquencies sold October 10, 2025; Tax Year 2024 sale expected October 2026) at 302 N. Chicago Street, Joliet; the bid-down-the-penalty method applies (max 9% per period, 35 ILCS 200/21-215). Tax Buyer Registration packets are available October 1 from the Treasurer’s Office (815-740-4675). A separate sealed-bid trustee auction for forfeited parcels runs via ILTaxSale.com / ILTaxSalebids.com, most recently October 2025; the next is October 9, 2026. Sheriff mortgage-foreclosure sales are held every Thursday at noon in Courtroom 201, Court Annex, 57 N. Ottawa Street, Joliet, with a 10% certified-funds deposit required. No post-sale right of redemption exists for tax deeds, but lien certificates are redeemable. Note: HB4537 (passed May 2026, awaiting signature) will create a surplus-equity mechanism that will affect future Will County sales.

▸ For Former Owners — Under the current Illinois model, no surplus pool is generated by the annual tax sale; the former owner’s remedy is the Indemnity Fund (35 ILCS 200/21-305) — file a petition in the Will County Circuit Court (12th Judicial Circuit, 100 W. Jefferson Street, Joliet) naming the Will County Treasurer as respondent, within 10 years after the tax deed is issued. Recovery for owner-occupied residential property (≤4 units) in Will County (under 3 million population) is capped at $99,000 (or more if no fault shown). For mortgage-foreclosure surplus, the Will County Sheriff maintains a published surplus list at willcosheriff.org/civil-court/foreclosures/surplus-list; claims must be pursued through a motion in the 12th Judicial Circuit Court. Contact the Sheriff’s Civil Process Office at (815) 727-8895 for status.

Disclaimer: This page is legal information, not legal advice. Tax-foreclosure law changes frequently; verify every fact against the cited primary sources and consult a licensed Illinois attorney before acting. Last verified: 2026-06-02.

Graph View

Backlinks