County Transfers 13 Tax-Sale Parcels After Vetting Three Repeat Buyers

Montgomery County Board | September 8, 2026

Article Summary: The Montgomery County Board on Tuesday, Sept. 8, 2026, adopted 13 separate resolutions conveying the county’s interest in tax-delinquent parcels in eight townships, after the Finance & Budget Committee asked the treasurer to gather more information on three of the bidders — including a buyer that has purchased 165 properties across 36 Illinois counties since 2022.

Trustee Sale Transfers Key Points:

• Thirteen resolutions, 09-26-001 through 09-26-013, transferred parcels in Pitman, Nokomis, Witt, South Litchfield, Hillsboro, East Fork and Fillmore Consolidated townships.
• Purchasers paid a combined $30,304, of which $1,144 goes to the Recorder of Deeds for recording; the balance is split between the county and the trustee’s agent.
• The committee asked Treasurer Nikki Lohman for background on three potential buyers; an agent’s reply reported 165 prior sales to one of them, with 12 parcels later returning delinquent.
• Each resolution is void if the transaction does not occur within 60 days.

MONTGOMERY COUNTY — The Montgomery County Board on Tuesday, Sept. 8, 2026, voted 13 times in succession to convey the county’s interest in tax-delinquent real estate, completing a sale process that began at the county’s trustee sale and paused in early September while the treasurer checked on who was buying.

Each parcel required its own motion and its own resolution. All 13 passed unanimously. Copies are recorded in Resolution Book 24, pages 45-70.

Under the program, authorized by 35 ILCS 200/21-90, the county acts “as Trustee for the Taxing Districts therein” to collect delinquent taxes and perfect titles to property on which taxes have gone unpaid. The resolutions authorize the board chairman to execute deeds of conveyance, with the county’s share paid to the county treasurer “to be disbursed according to law.”

Who Bought What

The monthly resolution list in the board packet totals the 13 bids at $30,304, with $88 of each going to the Recorder of Deeds for recording — $1,144 in all. The county clerk and auctioneer receive $0.00 on every parcel, and each resolution states that “the remainder is the amount due the Agent under his contract for services.”

The largest transactions involved Erica De Almeida, who bid $6,430 for a parcel on East Seward Street in Hillsboro and $8,200 for a parcel on Barry Street in Coffeen. The county’s return on those two is listed at $4,756.50 and $6,084 respectively.

Situs Cultivation LLC took three parcels: two fronting Illinois Route 16 in Nokomis Township at $1,501 each, and one on West Main Street in Coffeen at $2,001. Illinois Building Rehabilitation Limited bid $1,229 for a second West Main Street parcel in Coffeen, and Rockstar Cribs LLC bid $1,300 for a Pine Street parcel in the Schram City area of East Fork Township.

The remaining buyers were Connie Haslett ($900, Pitman Township, Waggoner), Matthew Jagosh ($1,500, West Broadway Street in Witt), Robert Plowman Jr. ($1,201) and Curtis Glover ($1,044), both on South Chestnut in Litchfield, Terry Swick ($840, a Taylor Springs-area parcel in Hillsboro Township) and Philip Mitchell ($2,657, Chapman Trail in Fillmore).

The Committee’s Questions

At its Sept. 3 meeting, the Finance & Budget Committee “reviewed 13 parcels sold at the Trustee Sale, which will require County Board action,” according to the minutes, and “asked Treasurer Lohman to gather more information on three potential buyers.”

The answer arrived the same day. An email forwarded by Lohman from an address at the trustee agent’s firm reports: “We have sold 165 properties to Situs Cultivation across 36 counties since March of 2022. I believe they attempt to market and resell the properties. We have seen 12 properties come back through with delinquent taxes meaning they did not pay the taxes moving forward on the ones they were not able to dispose of.”

Of the other two, the email states that Rockstar Cribs “is new to us. This is the first property we will have sold to them, and we have no delinquent taxes in any county under that name,” and that five properties have been sold to Building Rehabilitation Limited across five counties since October 2023, with no delinquent taxes recorded under that name either.

The email closes with a reminder of the board’s options: “As you know, the county can reject any of these they wish. For some, there were other bidders.”

The board rejected none. The minutes record no discussion of the agent’s findings at Tuesday’s meeting, and the resolutions as adopted set no conditions on resale, rehabilitation or future tax payment. Each expires 60 days from adoption if the transaction does not close.

The certificates behind the parcels run from 2008 to 2022, with most sold in October 2023. One, on Pine Street in East Fork Township, traces to certificate 2008-00027, sold in November 2009 — a parcel the county has held an interest in for nearly 17 years.