Behind on Property Taxes in Pennsylvania: How Tax Sales Work and How to Protect Your Equity

If you fall behind on property taxes in Pennsylvania, your county's Tax Claim Bureau can eventually sell your home at a public tax sale — but this takes time (typically well over a year of delinquency), and you can stop it right up until the sale by paying what's owed or setting up a payment plan. You can still sell your home even if you owe back taxes: the unpaid taxes are paid off from the sale proceeds at closing, and any remaining equity is yours. Acting before the sale is critical, because in most Pennsylvania counties there is no right to buy your home back after an upset tax sale.

How Pennsylvania property tax sales work

Most Pennsylvania counties handle delinquent property taxes under the Real Estate Tax Sale Law (RETSL), 72 P.S. § 5860.101 and following. Your county Tax Claim Bureau — not a court, not a private company — runs the process. Philadelphia and Allegheny County (and a few others) operate under a different law with different rules; see the redemption section below (confirm your county's rules locally).

There are two main types of tax sale under RETSL, and they happen in order:

• Upset sale (first): a yearly public auction of tax-delinquent properties. The opening ("upset") price covers all delinquent taxes, liens, judgments, and costs. Important: at an upset sale, existing mortgages and most other liens are not wiped out — they pass to the buyer with the property (72 P.S. § 5860.605, § 5860.612).
• Judicial sale (second): if the property doesn't sell at the upset sale, the Bureau can petition the court to sell it at a judicial ("free and clear") sale, free of most liens and mortgages (72 P.S. § 5860.612).

Timeline and required notices

Pennsylvania does not take your home the moment a tax bill is late — the process is slow and heavily governed by notice rules.

• Property taxes are generally due by December 31; unpaid taxes become delinquent and are turned over to the county Tax Claim Bureau.
• The claim becomes "absolute" the following January 1 if still unpaid.
• The property then becomes eligible for an upset sale, held no earlier than the second Monday in September and no later than October 1 of that year (72 P.S. § 5860.601).
• In practice, this often means well over a year — commonly around 18 months or more — from the first missed payment to an auction. Timing varies by county, so confirm locally.

Before an upset sale, the Tax Claim Bureau must generally give mailed notice (certified, at least 30 days out), posted notice on the property (at least 10 days out), and published notice in newspapers and the legal journal (at least 30 days out); for owner-occupied homes, the owner must also be personally served at least 10 days before the sale (72 P.S. § 5860.601–602). PA courts enforce these notice rules strictly — but a defective-notice challenge is a legal fight, not a plan. It's far safer to act before the sale.

Can you get your home back after the sale? (Redemption)

This is the most important — and most misunderstood — part of Pennsylvania tax law.

• In most Pennsylvania counties (under RETSL): no. There is generally no right of redemption after an upset tax sale — once it's completed, you cannot simply pay the back taxes to get your home back. This is why acting before the sale matters so much.
• Philadelphia, Allegheny County, and some others are different. These operate under the Municipal Claims and Tax Liens Act (MCTLA), which does provide a redemption period — commonly about nine months from recording of the sheriff's deed — for owner-occupied property, by paying the sale price plus costs and interest (53 P.S. § 7293).

Because redemption turns on which county you're in and whether the home is owner-occupied, do not assume you'll get a second chance. Confirm your specific county's rules with the Tax Claim Bureau or a Pennsylvania attorney or legal-aid office before the sale.

How to stop a Pennsylvania tax sale

You can stop an upset sale up until it happens by resolving the debt with the Tax Claim Bureau:

• Pay the delinquency in full before the sale to remove the property from the sale list.
• Enter an installment agreement. Under Pennsylvania law, if you pay 25% of the total delinquent amount up front, the Tax Claim Bureau is generally required to offer an installment plan for the balance — which stays (pauses) the sale as long as you keep up the payments (72 P.S. § 5860.603).
• Ask about hardship and assistance programs. Some counties and outside programs help seniors, disabled homeowners, or those facing hardship. A HUD-approved housing counselor can help you find them.

Your options, ranked (free help first)

1. Talk to a HUD-approved housing counselor (free). Call 1-800-569-4287 or visit hud.gov. Counseling is free and can help you understand payment plans, hardship programs, and whether keeping the home is realistic.

2. Set up a payment plan with your county Tax Claim Bureau. The 25%-down installment option can stop the sale and let you catch up over time.

3. Look into hardship/relief programs or refinancing. A property-tax loan, home-equity option, or refinance may cover the arrears if you qualify — weigh the cost carefully.

4. Sell before the sale to capture your equity. If keeping the home isn't workable, selling before a tax sale lets you pay off the taxes at closing and keep your remaining equity, rather than risking it at auction.

Where HomePath Options fits in

HomePath Options is an independent matching service — not the buyer, not a law firm, and not a government program. We don't charge you any fees, and you can walk away at any time.

If you decide selling is your best path and a vetted local buyer operates in your county, we can connect you with one of them so you can explore a sale before a tax sale takes your equity — with no obligation to accept anything. We can't and won't promise a specific price, offer, or timeline; any real offer comes from the local buyer after they look at your situation. And if no buyer serves your county, or selling isn't right for you, we'll point you to free help instead, starting with a HUD-approved housing counselor at 1-800-569-4287.

Frequently asked questions

What happens if I don't pay property taxes in Pennsylvania?

Your unpaid taxes become delinquent and are turned over to the county Tax Claim Bureau. If they stay unpaid, the county can eventually sell your property at a public upset tax sale, and if it doesn't sell there, at a later judicial sale (72 P.S. § 5860.601 et seq.).

How long before they take my house for unpaid taxes in PA?

It typically takes well over a year — often around 18 months or more. Taxes unpaid by December 31 become delinquent, the claim becomes absolute the next January 1, and the upset sale is held that year between the second Monday of September and October 1. Timing varies by county.

Can I get my house back after a PA tax sale?

In most Pennsylvania counties there is no right of redemption after an upset tax sale — once it's sold, you generally can't buy it back. Philadelphia, Allegheny County, and some others do allow a redemption period (often about nine months) for owner-occupied homes under a different law. Confirm your county's rule before the sale.

Can I sell my house if I owe back taxes?

Yes. The delinquent taxes are simply paid off from the sale proceeds at closing, and any remaining equity is yours. Selling before a tax sale is often the best way to protect that equity.

What is an upset tax sale?

It's Pennsylvania's first-stage public auction of tax-delinquent property, with an opening price set to cover the back taxes and costs. Existing mortgages and most liens are not wiped out — they pass to the buyer with the property (72 P.S. § 5860.605).

What's the difference between an upset sale and a judicial sale?

An upset sale is the first auction, and the buyer takes the property subject to existing mortgages and liens. A judicial (free-and-clear) sale happens later if it didn't sell at upset, and conveys the property free of most liens (72 P.S. § 5860.612).

Can I stop a tax sale in PA?

Yes — up until the sale you can stop it by paying the delinquency in full, or by putting 25% down and entering an installment agreement with the Tax Claim Bureau. A HUD-approved housing counselor (1-800-569-4287) can help you explore these (72 P.S. § 5860.603).

Does HomePath Options buy my house or charge fees?

No. HomePath Options is a free, independent matching service — not a buyer, law firm, or government program. If a vetted local buyer serves your county, we connect you with one so you can explore selling before a tax sale; otherwise we point you to free help. No fees, no obligation, walk away anytime.

See if we have a buyer in your county — free

This page is general information, not legal or tax advice. For your specific situation, consult a Pennsylvania attorney or the relevant agency. HomePath Options is an independent matching service, not a law firm, lender, or government program.