joseph-e-meyer-and-associates-inc

Surplus Auctions

Tue, 21 Jul 2026 14:54:49 GMT

Surplus Auctions

JEM Main Contact: Kim Wildhaber

Statute: 35 ILCS 200/21-90

Surplus auctions are sealed bid auctions for properties where the county tax agent took deeds after the original delinquent tax sale and the expiration of the redemption period. These annual auctions involve submitting sealed bids, online or via mail, for properties the County Trustee holds. The property is then deeded to the purchasers to return it to productive use with proceeds going to the taxing districts.

How They Work:

Delinquent Taxes & Tax Sale: County Treasurers first hold an annual delinquent tax sale where registered tax buyers bid for unpaid taxes. Delinquent taxes not sold to a tax buyer are placed in the County Trustee Program.
Deed Acquisition: After the redemption period, the agent petitions for a tax deed, and each property is placed into individual trust with the county board acting County Trustee.
Surplus Auction: Trustee properties are then offered in an annual sealed-bid auction (the " Surplus Auction ").

View Treasurer/Collector Job Aids

County Collector Procedures:

Post auction information on county website and the signs provided by JEM.
Click here for an example of a pre-auction letter and flyer
Click here for an example of auction materials
Complete a catalog receipt form and return to JEM.
Educate unfamiliar staff by providing an auction packet to read and answer their questions.
Sell catalogs plus collect catalog money and sealed bids.
Return unopened bids to JEM with tracking. Email Kim the tracking information.

JEM Procedures:

JEM will schedule the auction and send the preauction packet that contains a letter, pre-sale flyers with the sale date and business cards.
JEM provides all the auction materials and mails to county treasurers.
Click here for an example of a bid packet
Once the auction closes and unopened bids are received from the county, JEM processes the results.
All online bidders will be notified by email if they are the high or low bidder two to seven days from the auction end date. If they are the high bidder, their email will have instructions on how to view terms, sign, and submit contracts, and payment instructions to pay online via ACH or credit card by the stated due date. If payment is not made, we move onto the next highest bidder. All written bidders will be notified by mail if they are the high or low bidder. Low bidders’ funds will be returned. This process can take several weeks to make sure an online high bidder makes payment and it reaches the bank.
Auction reports are sent to the county and bid results are available online at www.iltaxsale.com . The auction reports and bid results can take up to four weeks to finalize. Once the results are available online, anything that did not sell can be purchased online at www.iltaxsalebids.com for the minimum bid.
Click here for an example of auction reports

Redemptions

Tue, 21 Jul 2026 14:47:53 GMT

Redemptions

JEM Main Contact: Travis Riggs

Statute: 35 ILCS 200/21-345

Property tax redemption allows owners to reclaim property after delinquent taxes are sold by paying the full amount owed (taxes, interest, fees) to the County Clerk, typically within - one to two-and-a-half years for homes (up to 3 years if extended by the buyer), preventing a tax deed.

County Collector Procedures:

You will receive report(s) from your county clerk plus check(s) for real estate and mobile home (if sold in your county) redemptions. The timing of this process varies from county to county. The recommended minimum is monthly.
It is important to track all redemptions that are received. Spreadsheets are helpful with this step.
Click here to see an example of a Trustee Redemption Spreadsheet
Click here to see an example of a Trustee Redemption Tracking Spreadsheet
Deposit check(s) into the appropriate bank account.
Enter the parcel adjustments in tax collection software when ready to distribute the funds.

JEM Procedures:

JEM redemption procedures are completed with the assistance of the county clerk’s office.

View Treasurer/Collector Job Aids

Adjacent Neighbors Report

Tue, 21 Jul 2026 14:44:36 GMT

Adjacent Neighbors Report

JEM Main Contacts: Ravi Nagabandi

Key Aspects:

Purpose: This report is used to identify property owners who are adjacent to trustee property in the Surplus Auctions.
Frequency: JEM will request this information every few years.

County Collector Procedures:

When requested by JEM, complete the adjacent neighbors report. JEM will either send you instructions or you may need to contact your tax software company directly.

JEM Procedures:

JEM will mail postcards to adjacent property owners announcing the sale.

Click here for a postcard example

View Treasurer/Collector Job Aids

Trustee Escrow Account

Tue, 21 Jul 2026 14:42:28 GMT

Trustee Escrow Account

JEM Main Contacts: Keith St. Pierre and Whitney Strohmeyer

Key Aspects:

Description: JEM has an escrow type bank account in each county. There are two signatures required for the checks – County Treasurer and President of JEM. It is recommended that there are backup signatures for both the county and JEM. The backup at JEM is currently, Keith St. Pierre, and each county treasurer designates their own backup.
Purpose: This specific bank account holds any monies that JEM collects for the county, including redemptions, assignments, surrenders, re-conveyances, sales, rent, and easements.
Disbursements : Money that is collected in this account is disbursed through county board resolutions. *Any questions regarding resolutions, please see Resolution Section in the guidebook.
Reconciliation : Keith reconciles the bank statements each month. He then sends the county the reconciled statement and an outstanding checks report. It is good practice to review both the bank statement and the outstanding checks every month. Multiple checks on the list is a possible indication that the county is holding/not processing board resolutions. If that is the circumstance, it is recommended that the county treasurer determines why board resolutions are being held. At any time, contact JEM for assistance.
Click here for an example of an outstanding checks report
Interest-bearing accounts : Current practice- Keith keeps track of the interest and issues a check to the treasurer when the interest reaches a certain level. The best practice on how to manage the interest earned is being reviewed. Once determined, it will be added.
Unclaimed Property : JEM submits unclaimed property to the county collector’s office pursuant to 765 ILCS 1026/ Revised Uniform Unclaimed Property Act. The best procedure/policy is currently being reviewed. Once determined, it will be added.

View Treasurer/Collector Job Aids

Revolving Account

Tue, 21 Jul 2026 14:38:46 GMT

Revolving Account

A Revolving Account refers to fees paid by the County in advance of redemption or tax deed proceedings, which are later reimbursed through redemption payments or the sale of the property. This account may be maintained as a separate bank account, a budget line item within the general fund, etc.

Key Aspects:

Purpose: Allows the County to front required costs associated with tax sale and tax deed processes.
Reimbursement: Fees are recovered through redemption or property disposition.
Flexible Structure: May be a separate bank account, budget line item in the general fund, etc.
Variety of Costs: Covers multiple statutory-related fees.
Inter-Office Management: Managed by Treasurer or County Clerk

County Procedures:

Pay Applicable Fees – the Treasurer generally pays upfront costs
22-5 Notice: certified postage cost and there is a $10 Clerk fee applied to every parcel
Tax Deed Petition: publication, sheriff service, regular and/or certified mail are all costs associated with this process plus there is a recording fee
Track Expenditures (both Clerk and Treasurer)
Maintain detailed records tied to parcel/certificate
Post Fees to Judgment Book – County Clerk responsibility
Record reimbursable fees accurately
Coordinate end of month disbursement done by either the Clerk or Treasurer, depending on the county structure
Collaborate with Treasurer/Clerk to manage and reconcile
Recover Funds
Collect reimbursement through redemption or sale

JEM Procedures:

Provide Posting Sheets
Assist with posting fees to judgment book
Confirm Fee Tracking
Support accurate parcel association
Ongoing Support
Assist with questions and reconciliation

View Treasurer/Collector Job Aids

Synopsis:

Additional Key Aspects:

Accuracy is critical to ensure proper reimbursement
Most recovery occurs at redemption
Requires careful tracking of multiple fee types
Coordination between offices is essential

Subsequent Taxes

Tue, 21 Jul 2026 14:31:22 GMT

Subsequent Taxes (Subs)

JEM Main Contacts: Ravi Nagabandi and Kim Cross

Statute: 35 ILCS 200/21-355

Subsequent taxes refer to the unpaid property taxes that accrue in the years following an initial delinquent tax sale. When a property owner fails to pay their annual property taxes, the county sells the tax lien (the "certificate of purchase") to a registered "tax buyer" at a tax sale. The original property owner then enters a redemption period during which they can redeem their back taxes in the County Clerk’s office.

Subsequent taxes are the property taxes for the years after the initial sale that also go unpaid. The original tax buyer has the option to pay these subsequently occurring taxes and add those amounts, plus a 12% per year penalty, to the total redemption amount the property owner must pay to redeem the property.

Key Aspects:

Payment Timing: A tax buyer can typically only pay a subsequent tax after the second installment becomes delinquent.
Exception: If the tax buyer has already initiated legal proceedings to obtain the tax deed by filing a petition with the court, they do not have to wait for the second installment to become delinquent and can pay the subsequent taxes as soon as the bills are mailed. Tax buyers and County Trustee need to show proof that the petition for tax deed has been filed prior to processing subs. See statute 35 ILCS 200/22-35c for reference.
Owner's Responsibility: The property owner remains responsible for paying their current taxes. Any current year payments made by the owner will reduce the amount the tax buyer can purchase as a sub tax after second installment due date.

County Collector Procedures:

JEM will provide a list of real estate parcels and mobile homes (if sold) to the county treasurer. Once received, have county clerk’s office check for any redemptions and notate on the provided JEM report. After the final due date and current tax payments are processed, post all delinquent taxes for the real estate parcels and mobile homes that have open trustee certificates as subsequent taxes. Please note there is an exception to the timing listed above. Upon completion, send JEM a report and the exported data files if available.

Please contact your tax software company directly for instructions on how to process subsequent taxes for trustee parcels.

JEM Procedures:

JEM will review the sub tax report/file and submit an audited sub tax report to the treasurer. This audited report will contain the real estate parcels and mobile homes that are missing from the original sub tax report. JEM needs to know why sub taxes were not posted.

There are several reasons as to why subs may have not been posted which may include but are not limited to

The taxes were paid and if so, by who?
The parcel is now exempt.
The parcel is now obsolete.
The parcel was combined or split into a new parcel.

Click here for an example of a subsequent tax packet.

Click here for an example of an audited subsequent tax report.

JEM will also provide an Exhibit A Listing. The possible reasons as to why parcels and mobile homes are listed on Exhibit A may include but not limited to:

We are about to take parcel with tax deed.
It has been added to a payment plan account.
Do not sell mobiles for which we already have an order for title.

Click here for an example of an Exhibit A

Third Sub information: The statute allows posting of sub taxes after petitioning for deed. If the current year tax bills have been mailed at least 30 days prior to redemption expiration, then the current year tax should be posted as a sub tax. If not, then the current year taxes will be listed on Exhibit A. See Statute 35 ILCS 200/21-360 for reference.

View Treasurer/Collector Job Aids

Tax Sale Chapter

Tue, 21 Jul 2026 13:46:57 GMT

Tax Sale

JEM Main Contacts: Whitney Strohmeyer and Ravi Nagabandi

Statute: 35 ILCS 200/21-190

In Illinois, a tax sale is where a county sells the delinquent property taxes (a lien) on a property to registered tax buyers to recover unpaid taxes for local taxing districts.

Key Aspects:

Purpose: To ensure local government bodies receive the funds for which they levied taxes, even if the property owner has not paid their bill.
What is Sold: Only the tax lien (the right to collect the unpaid taxes, plus interest and fees) is sold, not the physical property itself.
Auction Process: Registered tax buyers bid on the interest rate a property owner will pay to redeem the lien. Bidding ranges from 0% to 9% for real estate taxes and 0% to 18% for mobile home taxes, with the lowest bid winning. The parcels not sold to registered tax buyers shall be forfeited to the county as trustee for the taxing district.

Click here for link to ICTA Resource Page

https://illinoistreasurers.org/index.php?module=content&PageID=146

Click here for information of tax sale fees

https://illinoistreasurers.org/kcfinder/upload/files/Tax%20Sale%20Fee%20Cheat%20Sheet.pdf

Tax Sale Steps:

1. Schedule the Tax Sale

If using RAMS, please reach out to JEM for availability.

If you are not using RAMS, please provide the date of your tax sale to JEM. The two types of tax sales are as follows:

R.A.M.S.

The original R.A.M.S. automated tax sale uses a wired network of laptops running JEM’s proprietary software. Registered tax buyers attend the sale in person and bid on one of the laptops in a closed network by clicking on their percentage bid. The parcels for sale are presented on the screen in the order of the tax sale. It takes about 6-8 seconds to sell each parcel.

R.A.M.S. 2

With the R.A.M.S. 2 system, on the day of the sale JEM will collect the bids for each registered buyer by having them bring a USB Drive to the delinquent tax sale with a file that contains their percentage bids for each parcel. Once all bids from all the registered tax buyers are loaded into the system, JEM will process the sale. Each parcel will be awarded to the lowest bid for a particular parcel. If there are multiple lowest bids, a random lowest bid is selected. The processing typically only takes a few minutes to complete.

2. Prior to Tax Sale

Send JEM the delinquent lists(s), Real Estate and Mobile Home (if selling mobile homes.) The delinquent lists need to be in CSV or Excel format.
JEM will provide an Audit Report. Click here for a sample audit report.
Examples of items that might show up on the audit report are as follows:
Do not sell parcel - we are about to take with tax deed
Do not sell parcel - we have added to current payment accounts
Do not sell mobile homes for which we already have an order for title
Find missing trustee subs that have not been applied to open trustee certificates. This may include NSFs that were paid when original subs were posted.
Find recent SIE forfeitures which occurred after the posting of sub taxes.

3. Tax Sale Day

JEM will provide a flash drive for you to download the final export file(s) to conduct the sale. Use the same instructions for the delinquent list from above.
If you use R.A.M.S. or R.A.M.S.2, JEM will provide after-tax sale reports, videos and import files. Click here for an example of tax sale reports.
If not using R.A.M.S. or R.A.M.S.2, please send the list of the parcels that were sold to the County Trustee.

4. Post Tax Sale

If using R.A.M.S or R.A.M.S.2 , JEM staff will provide files to import the results of the tax sale.
If JEM is printing the tax sale certificates, you may need to send us a tax sale export file(s).

Addditional Key Aspects:

Redemption Period: After the tax sale, the original property owner has a specific period to "redeem" their taxes by paying the amount the tax buyer paid, plus any accrued interest and fees, to the County Clerk's office. The redemption period varies depending on the property classification.
Loss of Ownership: If the property is not redeemed by the end of the specified period, the tax buyer can petition the Circuit Court for a tax deed to the property, which transfers ownership.