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Pennsylvania tax sales: the season preview

Quick answerPennsylvania sells tax deeds for unpaid property taxes. 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 proceedings under the Municipal Claims and Tax Lien Law (53 P.S. § 7293), the owner may redeem within 9 months of acknowledgment of the sheriff's deed — 3 months if the property is located in a city of the second class or a county of the second class or a municipality therein (i.e. Pittsburgh / Allegheny County) — on payment of the bid amount, costs, taxes/claims actually paid, and interest at 10% per annum on each payment (the 10% applies in both cases). Philadelphia (first class) falls under the 9-month rule Sales: 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 Governing law: Real Estate Tax Sale Law, 72 P.S. § 5860.101 et seq.; Municipal Claims and Tax Lien Law, 53 P.S. § 7101 et seq. (Philadelphia, Allegheny County and electing jurisdictions).

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 carry a redemption (9 months generally; 3 months in second-class cities/counties such as Pittsburgh/Allegheny). 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 proceedings under the Municipal Claims and Tax Lien Law, a redeeming owner pays interest at 10% per year on each amount paid (53 P.S. § 7293) — under both the general 9-month redemption and the 3-month second-class city/county redemption

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 proceedings under the Municipal Claims and Tax Lien Law (53 P.S. § 7293), the owner may redeem within 9 months of acknowledgment of the sheriff's deed — 3 months if the property is located in a city of the second class or a county of the second class or a municipality therein (i.e. Pittsburgh / Allegheny County) — on payment of the bid amount, costs, taxes/claims actually paid, and interest at 10% per annum on each payment (the 10% applies in both cases). Philadelphia (first class) falls under the 9-month rule

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.

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