Every upcoming sheriff sale, with the numbers already run.

When a lender or the county treasurer wins a foreclosure case in Ohio, the court orders the property sold at public auction by the county sheriff. Most Southwest Ohio counties now run these auctions online through the state's RealAuction sites; some tax sales are still held in person.

Public sources only: each county sheriff's sale list or the legally required published notices, matched by parcel number to county auditor and treasurer records (living area, bedrooms, year built, recent sales, delinquent taxes) and HUD Small Area Fair Market Rents. We never use MLS data in the report.

We compare each property with valid, arm's-length sales of similar homes nearby in the last 12 months, then report a low/mid/high range and a confidence level based on how many good comps we found. The estimated value range is included with Basic membership; the free weekly report shows the published appraisal and opening bid instead. It's a broker price opinion / market estimate from exterior and desktop data, not an appraisal. Interior condition, repairs and occupancy are not known.

The Gavel Report is powered by J.M. Williams Realty, a licensed Ohio real estate brokerage in Centerville. A licensed broker reviews each issue, including the value estimates for Basic members, and flags anything that looks off before it goes out.

Things that can make a cheap opening bid less of a bargain: a plaintiff that isn't a mortgage lender (the sale may be subject to a senior mortgage), delinquent taxes on the county record, multi-parcel sales, and tax foreclosures with no appraisal-based minimum. Risk flags are included free. Always order a title search before you bid.

In most of these counties a property that gets no bids is re-offered about two weeks later at a second sale with no minimum bid. We show the second-sale date when it's published. Second-sale alerts are part of the upcoming Pro tier.

Yes. The free weekly report lists every sale with the published appraisal, opening bid, property facts and risk flags. Basic ($29/month, coming soon) adds the estimated value range and opening bid vs. value; Pro ($49/month) adds the Gavel Pro Cash Flow Analysis for each property: a 10-year rental cash flow with NOI, cap rate, cash-on-cash, IRR and a sensitivity table, plus a spreadsheet you can edit. Join the waitlist for founding-member pricing.

Warren, Butler, Montgomery, Greene and Clinton today. Hamilton County is coming soon.

No. These estimates are not appraisals, are not prepared by an Ohio licensed or certified appraiser, and cannot be used for mortgage lending. Most sheriff sales require cash or proof of funds and a deposit.