Tracy v. County of Chester
1985Established that the government must make reasonable efforts to notify owners before a tax sale to satisfy due process.
PA
Pennsylvania
Tax Deed
Pennsylvania tax sales are conducted by county Tax Claim Bureaus, primarily as annual 'upset' auctions where properties are sold to the highest bidder for at least the amount of delinquent taxes and costs. These sales are 'as-is,' and because tax deeds do not guarantee marketable title, investors typically require quiet title actions.
| Upcoming auctions | 0 |
| Counties covered | 67 |
| BS&A municipalities | 8 |
| Scored properties | 0 |
| Last updated | Apr 15, 2026 |
Quick facts
- Sale type
- Hybrid (Upset/Judicial)
- Redemption period
- Generally none (Upset); 9 months (MCTLA)
- Sale frequency
- Annual (typically September)
- Minimum bid
- Taxes + costs
- Deed type
- Tax Deed (no warranty)
- Bidder deposit
- Varies (often $500-$1,000)
Statutory framework
| Sale Type | Hybrid |
| Redemption Period | Under the Real Estate Tax Sale Law (RETSL), there is no post-sale redemption period for an Upset Sale once the deed is delivered. Under the Municipal Claims and Tax Liens Act (MCTLA), applicable in certain cities and counties, a property owner may redeem within nine months from the date of the acknowledgment of the sheriff's deed. Vacant property generally has no redemption right. |
| Penalty / Interest | During the delinquency period prior to sale, interest typically accrues at 6% per annum. If a property is redeemed under the MCTLA, the redeemer must pay the bid amount plus interest at a rate of 10% per annum. |
| Jurisdiction Type | County |
| Jurisdiction Count | 67 |
| Typical Sale Month | September |
| Assessor Portal | — |
| GIS Portal | — |
| Tax Portal | — |
Sale mechanics
Pennsylvania utilizes a hybrid auction format where many counties use online platforms like GovEase or Bid4Assets, while others conduct in-person auctions at the county courthouse. Mandatory pre-registration is required at least 10 days before the sale, often requiring photo ID and certification of no delinquent taxes. The minimum bid is the 'upset price,' covering all delinquent taxes, municipal liens, and sale costs. Winning bidders must pay the full amount in certified funds by the close of business on the day of the sale.
Post-sale obligations
The winning bidder receives a tax deed, which does not provide a warranty of title, necessitating a quiet title action to obtain marketable title. If a redemption right exists under MCTLA, the purchaser must be prepared for the owner to file a petition to redeem. The purchaser is responsible for the property immediately upon transfer, and sales can be set aside by a court if the Tax Claim Bureau failed to strictly comply with notice requirements.
Quiet title cost estimator
Estimate attorney and court costs for clearing title after a Pennsylvania tax deed purchase.
Estimated cost$4,500
Timeline6 mo.
Notable counties
Key Pennsylvania counties for tax deed investors.
Philadelphia County
Operates under the MCTLA with distinct redemption rules and high volume.
Allegheny County
A second-class county with specific procedures under the MCTLA.
Westmoreland County
Frequently cited for its structured 'bid-off' and repository sale processes.
Recent statutory changes
- Act 48 of 2024 allows counties to impose a fee up to $250 for demolition funds; Act 33 of 2021 mandated 10-day pre-registration and prohibited individuals with revoked landlord licenses from purchasing.
How to bid at a Pennsylvania tax deed auction
Step-by-step process for participating in Pennsylvania tax deed sales.
- 1
Research the catalog
Review the list of properties published in local newspapers and on the county website.
- 2
Perform due diligence
Investigate title, liens, and environmental status, as the county provides no warranties.
- 3
Pre-register with county
Complete the required registration and affidavit at the Tax Claim Bureau at least 10 days before the sale.
- 4
Submit required deposit
Pay the mandatory registration or bidder deposit as specified by the county.
- 5
Attend and bid
Participate in the auction (online or in-person) and submit bids for desired properties.
- 6
Pay the balance
Pay the full winning bid amount in certified funds by the deadline.
Applicable statutes
Primary statute sections governing tax deed sales in Pennsylvania.
72 P.S. § 5860.101 et seq.
Real Estate Tax Sale Law governing the majority of tax sales in Pennsylvania.
53 P.S. § 7293
Governs redemption rights in cities and counties under the Municipal Claims and Tax Liens Act.
72 P.S. § 5860.501-A
Mandates pre-registration requirements for tax sales.
Notable case law
Landmark court decisions affecting Pennsylvania tax deed investors.
Fouse v. Saratoga Partners
2020Highlighted the distinction between RETSL and MCTLA procedures and the resulting uncertainty regarding redemption rights.
Frequently asked questions
Common questions from Pennsylvania tax deed investors.
- Under RETSL, there is no post-sale redemption. Under MCTLA, owners have 9 months from the deed acknowledgment to redeem by paying the bid amount plus 10% interest.
- Yes, it is standard practice because tax deeds are not warranty deeds and title companies generally will not insure the property without a court-ordered quiet title judgment.
- The primary risk is 'clouded title' due to improper notice to prior owners or lienholders, which can lead to the sale being set aside by a court.
- If the Tax Claim Bureau failed to strictly comply with notice statutes, the court may set aside the sale and refund the purchaser's money.
- Counties use a mix of in-person auctions and online platforms like GovEase or Bid4Assets, requiring pre-registration at least 10 days in advance.
- No, properties are sold 'as-is' without the right to interior inspection.
How does Pennsylvania's redemption period work?
Do I need a quiet title action?
What title risks should I know?
What happens if the former owner challenges the sale?
How are auctions conducted?
Can I inspect properties?
Title Risk Flags
Properties are sold 'as-is' without warranty. Title insurance is rarely available without a quiet title action. Environmental contamination is a significant risk, particularly in former industrial areas.
Data sourced from public state statutes, county recorder offices, and AuctionSift's proprietary county monitoring network. Updated weekly.