Quick Answers
- Can I sell my house if I owe delinquent property taxes in Pennsylvania?
- Yes — as long as the property hasn’t yet been sold at a judicial sale, you still own it and can sell. Outstanding taxes are typically paid directly from the sale proceeds at closing.
- What happens if I don’t pay property taxes in Pennsylvania?
- The county Tax Claim Bureau schedules an upset sale, and if no bid meets the upset price, the property can move to a judicial sale where it’s sold free and clear of liens.
- Can I stop the sale by paying what I owe?
- Yes. At any point before the sale, you can pay the delinquent taxes in full or enter a written installment agreement with the Tax Claim Bureau.
- Is there a right to buy the property back after a Pennsylvania judicial sale?
- Generally, no. Pennsylvania law does not give owners a right of redemption after a judicial sale, so acting before the sale date is critical.
Understanding Pennsylvania’s Tax Sale Process
Falling behind on property taxes in Pennsylvania sets a different process in motion than a mortgage foreclosure. Once taxes go delinquent, the county Tax Claim Bureau takes over collection under the Real Estate Tax Sale Law (Act of July 7, 1947, P.L. 1368, No. 542). The Bureau must schedule an upset sale, typically between the second Monday of September and the following June, and must notify the owner of record by certified mail and posting (72 P.S. §§5860.601–602).
If no bid at the upset sale meets the upset price — the total of all delinquent taxes, liens, and sale costs (72 P.S. §5860.605) — the Bureau can petition the court for a judicial sale, where the property is sold free and clear of liens to the highest bidder, with no minimum price required (72 P.S. §§5860.610, 5860.612).
Upset Sale
Requires a bid that meets or exceeds the upset price. Any liens on the property generally survive and remain attached after the sale.
Judicial Sale
Happens if no bid meets the upset price. The property is sold free and clear of liens to the highest bidder, with no minimum price required.
You Can Stop the Sale Before It Happens
At any point before the actual sale, Pennsylvania law lets you remove your property from the sale by paying the delinquent taxes and charges in full, or by entering a written installment agreement with the Tax Claim Bureau: 25% down, with the balance paid in up to three installments within one year (72 P.S. §5860.603). Contact your county’s Tax Claim Bureau directly to confirm the exact amount owed and what options are available.
Options if you’re behind on property taxes generally include a payment plan with the Tax Claim Bureau, a traditional sale with an agent if there’s enough time and equity before the sale date, or a direct cash sale to a buyer who can close quickly and pay off the taxes and costs at settlement.
Unlike some states, Pennsylvania generally does not give owners a right to buy the property back after a judicial sale. The law states that an owner has no right to repurchase the property at a judicial sale, a private sale, or from the Bureau’s repository of unsold properties (72 P.S. §5860.618). Acting before the sale date is critical.
Timeline
What Happens When You Sell a Tax-Delinquent Property
A general outline for selling a house with back taxes owed in Pennsylvania.
Tell Us About the Property
Share details about the property and how much is currently owed in back taxes.
Confirm the Tax Balance
We help confirm the exact amount owed, including interest and penalties, directly with the county Tax Claim Bureau.
Get a Cash Offer
Receive an as-is offer that accounts for the outstanding tax balance.
We Handle the Paperwork
We work with the title company and Tax Claim Bureau to make sure the balance is properly resolved.
Close and Settle the Balance
At closing, the delinquent taxes are paid directly from the sale proceeds — ideally before an upset or judicial sale date.
How We Can Help
A Simpler Way Forward
We buy houses with delinquent property taxes as-is, anywhere in Pennsylvania. Here’s what that looks like.
Sell As-Is, Taxes and All
No repairs, cleanout, or updates needed — we buy the property in its current condition and handle the back-tax balance as part of closing.
No Commissions or Fees
There’s no realtor commission and no closing costs deducted from your side of the deal.
Flexible Closing Date
We can close quickly to get ahead of an upset or judicial sale deadline, or work around your timeline.
Help Reviewing Your Situation
We’ll walk through your options with you, at no cost and with no pressure.
No Obligation to Accept
Get a free cash offer and decide what’s right for your situation — there’s never any pressure to accept.
FAQ
Frequently Asked Questions
Straight answers about selling a house with delinquent property taxes in Pennsylvania.
Can I sell my house if I owe back property taxes in Pennsylvania?
Yes. As long as the property hasn’t yet been sold at a judicial sale, you still own it and can sell it. Outstanding taxes, interest, and costs are typically paid directly out of the sale proceeds at closing.
What’s the difference between an upset sale and a judicial sale?
An upset sale requires a bid that meets or exceeds the upset price. If no bid meets that price, the property can move to a judicial sale, where it’s sold free and clear of liens with no minimum price required.
Can I stop the sale by paying what I owe?
Yes. At any point before the actual sale, you can remove the property from the sale by paying the delinquent taxes in full, or by entering a written installment agreement with the Tax Claim Bureau (25% down, balance within one year).
Is there a right of redemption after a Pennsylvania tax sale?
Generally, no. Pennsylvania law does not give owners a right to repurchase the property at a judicial sale, a private sale, or from the Bureau’s repository of unsold properties.
Will I still get money from the sale if I owe back taxes?
Any equity that remains after the tax balance and other liens are paid off is yours. We can help you understand what that looks like for your specific numbers.
How is the upset price determined?
The upset price is the total of all delinquent taxes, liens, and sale costs on the property. Your county Tax Claim Bureau maintains the official records used to calculate it.
Can I sell if my property already has a tax lien or has been scheduled for an upset sale?
Yes, in most cases — as long as the sale hasn’t already occurred. A pending upset sale doesn’t prevent you from selling; it’s simply a matter of timing and paying off what’s owed at closing.
How fast can I close if a sale date is approaching?
A direct cash sale can often close in a matter of weeks, which can be critical if an upset or judicial sale deadline is approaching. We’ll work to move as quickly as your situation requires.
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This page is for general informational purposes only and is not legal, tax, or financial advice. Property tax collection procedures and timelines vary by county — consult your local Tax Claim Bureau or a licensed professional about your specific situation.
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