Sheriff Sale vs. Tax Sale in Ohio: What's the Difference?

Buyers new to Ohio property auctions often hear “sheriff sale” and “tax sale” used as if they mean the same thing. Both are public auctions that follow a court process, and both are usually handled through the county sheriff’s office, but they start for different reasons and can come with different risks. Knowing the difference helps you decide which sales fit your goals and how much homework each one needs.

What a sheriff sale is

In Ohio, a sheriff sale is most commonly the final step of a mortgage foreclosure. When a borrower stops paying, the lender can file a foreclosure case in the county Court of Common Pleas. If the court enters judgment for the lender, it orders the property sold, and the sheriff conducts the sale. The money raised goes toward court costs, taxes, and the debt owed, in the order the court directs.

Sheriff sales can also result from other judgments, such as a judgment lien that a creditor asks the court to enforce against real estate. The common thread is a court order directing the sheriff to sell.

What a tax sale is

A tax foreclosure sale happens when property taxes go unpaid. The county treasurer (often through the county prosecutor) can file a foreclosure action to collect delinquent taxes, assessments, penalties, and interest. If the taxes are not paid, the court can order the property sold. Ohio law also allows certain abandoned or tax-delinquent properties to be handled through administrative processes or transferred to a county land bank instead of going to a public auction, so not every delinquent parcel ends up for sale.

Ohio does not sell “tax lien certificates” to the public in the same way some other states do in every county; some counties have sold certificates in the past, so ask the county treasurer how delinquent taxes are handled locally.

Key differences at a glance

• What starts it: A sheriff sale usually follows a lender’s foreclosure; a tax sale follows unpaid property taxes.
• Who files: A private lender or creditor versus the county (treasurer/prosecutor).
• Typical properties: Mortgage foreclosures are often owner-occupied homes; tax foreclosures more often include vacant lots, long-vacant houses, or properties with deeper problems.
• Minimum bids: Rules differ by sale type and by whether the property is offered a first or second time. In tax sales the minimum is often tied to the taxes and costs owed. Always read the sale terms for the specific sale.
• Liens that survive: In general, a properly conducted foreclosure is meant to clear many junior liens, but some interests may survive — for example certain government liens, easements, or issues the sale doesn’t address. Never assume a property is free and clear.

What both have in common

Both are usually sold “as is,” with no inspections and no guarantees about condition or title. Both usually require a deposit on the day of sale and full payment of the balance within a set period after confirmation. Both require the court to confirm the sale before the deed is issued. And in both, the buyer is responsible for dealing with any occupants after the sale, which may involve a separate legal process.

Many Ohio counties now hold these sales online through the state’s sheriff sale auction website rather than at the courthouse, so registration and deposit rules may be handled electronically. Check the Richland County Sheriff’s Office for the current method.

How to choose which sales to follow

If you want houses that may be closer to move-in ready and have recent sale histories, mortgage foreclosure sheriff sales are often where buyers start. If you’re comfortable with vacant land, rehab-heavy properties, or longer timelines, tax sales may offer lower entry prices — with more uncertainty. Either way, your research before the sale matters more than anything you do on sale day.

Before you bid

Pull the court docket, check the county auditor’s parcel record, look at the recorded documents at the county recorder, and drive by the property from the street. Budget for back utilities, repairs, possible eviction costs, and title work. If you’re unsure about liens or the process, talk with an Ohio real estate attorney or a title company.

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This guide is general information, not legal advice. Procedures change, so confirm current rules with the county and a qualified professional.