How Sheriff Sales Work: A Beginner's Guide

Buying properties at a sheriff sale is one of the fastest ways to find deep discounts on real estate — but it's not your typical purchase process. This guide breaks it down step-by-step so you can go from curious to confident.

🔎 What Is a Sheriff Sale?

A sheriff sale is a public auction of a property that’s been foreclosed. It’s held by the county sheriff, typically at the courthouse, and it's the final step in the foreclosure process.

These sales are cash-only and final — meaning you need to be fully prepared before bidding.

🗓️ When & Where Do They Happen?

Each Illinois county has its own schedule. For example:

  • Cook County: Held on weekdays via The Judicial Sales Corp
  • Will County: In-person at the courthouse, weekly
  • DuPage County: Online and in-person, depending on case

👉 You can find these listings right here on IllinoisForeclosureList.com, updated weekly.

🧾 What You’re Actually Buying

At a sheriff sale, you’re usually bidding on the judicial deed to the property. But:

  • You're buying as-is — no inspections
  • Most sales are subject to liens (except first mortgages)
  • There may still be occupants or tenants

That's why due diligence is everything.

🛠️ How to Prepare (Or Let Us Do It for You)

Before bidding at a sale, there’s a lot to verify:

  • Search the title – Know if back taxes, second mortgages, or liens are attached
  • Drive by the property – Never rely on Google Maps
  • Estimate ARV and repairs – Use our free tools for comps and rehab costs
  • Know your max bid – Use the Max Bid Calculator to avoid overpaying

💡 Prefer to stay hands-off? We do all this for you — from title checks to bidding, and everything after.

💵 How Payment Works

Most counties require:

  • 10% down at the auction (cashier’s check)
  • Remaining balance in 24 hours to 1 week

No financing allowed — you must pay in full.

When you work with us, we’ll walk you through funding and ensure everything is ready before auction day.

⏳ After the Sale

Winning the bid isn’t the end — here’s what happens next:

  • ✅ You receive a Receipt of Sale
  • ✅ The court confirms the sale (takes 7–30 days)
  • ✅ You get a Judicial Deed (recorded with the county)
  • ✅ Then comes eviction, rehab, or refinancing

Our team can handle legal, rehab, and resale — or even help you refinance the deal.

🧠 Pro Tips for New Investors

  • Never bid more than you’re willing to lose
  • Build a checklist of red flags (liens, demolition orders, etc.)
  • Use our calculators and let us verify the hard stuff
  • Join our membership for full support + access to tools

✅ Want Help Getting a Deal?

We don’t just teach the process — we do it for you.

🏆 Our team represents you at the auction, verifies title, runs comps, calculates risk, and bids on your behalf. You stay in control — without the courtroom stress.

Start by using the Deal Analyzer Wizard to test your first deal.

Then let us take it from there. 💼