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Pennsylvania tax sales: the season preview

What's actually for sale

Pennsylvania sells tax deeds. Pennsylvania's two-law split is the trap: RETSL upset-sale deeds are sold subject to surviving mortgages and liens, judicial-sale deeds are sold free and clear, and neither carries a redemption period — while MCTLA sheriff sales do carry a 9-month redemption. Buyer-beware and strict-notice challenges (petition to set aside within 30 days of confirmation) are the main post-sale risks.

The rate that decides your return

n/a — under the Real Estate Tax Sale Law no lien certificate is sold and no post-sale redemption interest is paid to the buyer; in Philadelphia/Allegheny-type proceedings under the Municipal Claims and Tax Lien Law, a redeeming owner pays interest at 10% per year (53 P.S. § 7293)

The clock you're investing against

Sale schedule: Upset sale annually in the statutory September window (no earlier than the second Monday in September, 72 P.S. § 5860.601; e.g. Erie County Sept. 28, 2026), followed by judicial sales and repository sales later in the year

Redemption: No post-sale redemption after an upset or judicial sale under the Real Estate Tax Sale Law (72 P.S. § 5860.607(g)) in the 65 counties that use it. Exception: in counties/cities proceeding under the Municipal Claims and Tax Lien Law (notably Philadelphia and Allegheny County), the owner may redeem within 9 months of acknowledgment of the sheriff's deed (3 months in second-class counties for certain sales)

Where the sales happen

GovEase (online — e.g. Bucks, Erie, Armstrong, York, Lawrence and Indiana counties), Bid4Assets (online — e.g. Cumberland, Fayette and Monroe counties), mostly in-person in counties that have not moved online. Lists post on the county's schedule, change as owners redeem, and registration typically closes before sale day — the investors who see the list first set the market.

Deep dives: Pennsylvania laws · Pennsylvania investing guide · Pennsylvania sale calendar. Law verified 2026-10-30.