Free tools
Instruments for the surplus file.
Each one does a single thing that is easy to get wrong and expensive to get wrong. No sign-up for the calculators. Arithmetic and statutory structure only, never legal advice.
120-day window calculator
The clock starts when the clerk mails notice, not at the sale.
Enter the mailing date and read the whole lifecycle: the statutory bar, business days actually left to notarize and file, the clerk determination window, and the date the county remits to the State. Handles the owner exception and the separate governmental lienholder track.
Open the toolSurplus priority waterfall
Find out exactly where the money runs out.
Rank recorded claimants by statutory tier and recording date, pay them down against the surplus, and name the fulcrum position — the one claim that gets cut in half. Everything junior to it recovers nothing.
Open the toolNotice reader
Drop the clerk's PDF, get every field cited to its page.
Extracts the tax deed number, parcel, sale date, surplus amount and every recorded claimant, quoting the source text for each field so nothing is asserted without a citation. Runs the clock and the waterfall automatically.
Open the toolThese tools compute dates and model distributions from figures you supply. They do not determine entitlement, do not confirm that a lien survived the tax deed sale, and do not account for subordination, tolling, or county practice. Priority in a contested file is decided by the circuit court on interpleader. Verify every result against the recorded instruments and with the clerk of court before relying on it.