Right to redeem delinquent land before the tax sale is confirmed
Ohio Rev. Code § 5721.25
In plain words
You can redeem land with delinquent property taxes by paying the county treasurer the taxes, penalties, interest and costs. You can do this before a tax foreclosure starts and, after it starts, until the court confirms the sale. Treasurers can also offer redemption payment plans.
Who is protected
Owners of delinquent land in Ohio.
When it applies
- Only in Ohio.
- Only if you are behind on property taxes.
What you can do
Ask the treasurer for a payment plan
Call the county treasurer before the case goes to sale.
Deadline: Before the court confirms the tax sale
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Honest limits
- In an “alternative redemption period” case the land can go to a land bank without a sale.
- This is general education, not legal advice. Laws change and details matter — check the current official text or talk to a legal aid lawyer or HUD-approved housing counselor.
The law
- State lawRedemption of delinquent land
Ohio Rev. Code § 5721.25
What it says: Delinquent land may be redeemed by paying the treasurer, before and during foreclosure until confirmation.
Read the official texthttps://codes.ohio.gov/ohio-revised-code/section-5721.25 - State lawRedemption payment plans (tax certificates)
Ohio Rev. Code § 5721.38
What it says: The treasurer or certificate holder may enter a redemption payment plan.
Read the official texthttps://codes.ohio.gov/ohio-revised-code/section-5721.38
Court cases
- Homeowner wonCited for this rightJones v. Flowers
Jones v. Flowers, 547 U.S. 220 (2006)
when mailed notice of a tax sale is returned undelivered, the government must take additional reasonable steps to notify the owner before selling the property
- Homeowner wonSame topicTyler v. Hennepin County
Tyler v. Hennepin County, 598 U.S. 631 (2023)
a government that sells a home for unpaid taxes and keeps the value beyond the tax debt takes property without just compensation
- Homeowner wonSame topicHall v. Meisner
Hall v. Meisner, 51 F.4th 185 (6th Cir. 2022)
a homeowner's equity in property taken for a smaller tax debt is protected property, and taking it without compensation states a federal takings claim
- Homeowner wonSame topicMennonite Board of Missions v. Adams
Mennonite Bd. of Missions v. Adams, 462 U.S. 791 (1983)
a person with a recorded interest in property is entitled to notice by mail or equally reliable means before a tax sale, and publication or posting alone is not enough
- Homeowner lostSame topicPung v. Isabella County
Pung v. Isabella County, No. 25-95, slip op. (U.S. June 23, 2026)
after a fairly conducted tax sale, the government owes the former owner the surplus from the sale price, not the property's fair market value
Related rights
Right to excess proceeds after a tax foreclosure sale
Ohio Rev. Code § 5721.20
When land is sold in a tax foreclosure for more than the taxes and costs, the county treasurer keeps the excess for the owner. The owner must demand it within three years, or it is forfeited to a county fund.
Read this rightThe right to real notice before the government takes or sells your home
U.S. Const. amend. XIV, § 1Due Process Clause
Before a state or county sells your property — for example at a tax sale, or through a court foreclosure — the Constitution requires notice that is reasonably likely to actually reach you. If the government knows your address, publishing a notice in the newspaper is not enough. If a mailed notice comes back unclaimed, the government must take extra reasonable steps to reach you, if it practicably can.
Read this rightThe government cannot keep your home equity beyond the tax debt
U.S. Const. amend. VTakings Clause
If your home is taken or sold to pay property taxes, the government may collect what you owe, but it may not keep the extra value. Keeping the surplus is a "taking" of your property without just compensation, which the Fifth Amendment forbids (Tyler v. Hennepin County, 2023). You may be able to claim the surplus, but you usually must follow your state's claim process and deadlines.
Read this rightFair handling of your escrow account
12 C.F.R. § 1024.17(c)(1)
If your servicer collects money for taxes and insurance (escrow), it must pay those bills on time as long as you are not more than 30 days behind. It must review the account every year and send you a statement. It cannot keep more than a small cushion (one-sixth of a year's payments), and it must refund a surplus of $50 or more within 30 days of the review. When you pay off the loan, it must return what is left within 20 business days.
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