How a Philadelphia sheriff sale works

The steps from the posted list to the deed, in general terms. The Sheriff’s Conditions of Sale and each sale’s Bid4Assets listing set the actual rules.

1. The list is posted

“They will be posted monthly.”

Source: the Sheriff’s FAQ about online sheriff sales, answering “When will sales be posted?”. As read on October 12, 2026.

Each property on the list has its own status, and it can change up to the day of the sale (see postponements and stays below).

2. You research before you bid

“All properties are sold “AS IS” with NO expressed or implied warranties or guarantees whatsoever. The Sheriff and Bid4Assets shall not be liable as a result of any cause whatsoever for any loss or damage to the properties sold. In anticipation of participating in the Auction and purchasing a property, the bidder assumes all responsibility for due diligence.”

Source: the Sheriff’s Conditions of Sale for Tax Sales, paragraph 4. As read on October 12, 2026.

That means looking up what is owed on the property (taxes and water), what the law says a sale clears (what survives), and asking a title company or attorney (questions to ask).

3. You register and place a deposit

Registration and the deposit happen on Bid4Assets, before the auction. One deposit covers a whole sale date:

“Your deposit covers all properties being sold on that particular date.”

Source: the Sheriff’s FAQ about online sheriff sales. As read on October 12, 2026.

The amounts and deadlines are on What you’ll pay, and the steps on Bidding on Bid4Assets.

4. You bid

“All Bid4Assets bids are treated as legally binding agreements.”

Source: the Sheriff’s FAQ about online sheriff sales. As read on October 12, 2026.

5. If you win, you pay on a deadline

“Failure to comply with the Conditions of Sale including, but not limited to, the failure to pay the remaining balance by any due date (the 10% down payment due date is the day following the auction; the 90% balance due date is 15 days after the auction date) and complying with all post-sale instructions required by the Sheriff and Bid4Assets, shall result in a default (“Default”) and the down payment shall be forfeited by the bidder.”

Source: the Sheriff’s Conditions of Sale for Tax Sales, paragraph 6. As read on October 12, 2026.

6. The Sheriff files a schedule of distribution

“The Sheriff will file in the Prothonotary’s office a Schedule of Distribution Thirty (30) Days from the date of sale of Real Estate. Distribution will be made in accordance with the Schedule unless exceptions are filed thereto within Ten (10) days thereafter. Any balance exceeding the payouts per the Schedule of Distribution and Exceptions thereto, shall be paid to the homeowner at the time of sale.”

Source: the Sheriff’s Conditions of Sale for Tax Sales, paragraph 17. As read on October 12, 2026.

7. The deed

“When the Sheriff’s Deed Poll is issued to the winning bidder, he/she becomes the official new owner of the property. If the property is occupied, the new owner must start a judicial procedure for ejectment to have the occupant removed.”

Source: the Sheriff’s Conditions of Sale for Tax Sales, paragraph 20. As read on October 12, 2026.

“You are not the rightful owner of the property until you have received a recorded deed in hand. You cannot do anything until you have that deed.”

Source: the Sheriff’s FAQ about online sheriff sales. As read on October 12, 2026.

8. Tax sales: the right of redemption

“The properties at today’s sale may be subject to a right of redemption, meaning the property owner or other parties of legal interest in the property may file a petition to get the property back after the sale. Generally there are 9 months to redeem the property from the date the Sheriff’s office acknowledges the deed for non-vacant properties. We cannot provide any advice as to whether a right to redeem exists on a specific property. If you have questions regarding redemption and protecting your rights we advise that you speak to an attorney.”

Source: the Sheriff’s Conditions of Sale for Tax Sales, paragraph 18. As read on October 12, 2026.

Postponements and stays

A property on the list may not be sold on its sale date. In general terms:

• Postponed means the sale of that property moves to a later date, so it may show up on a later list.
• Stayed means the sale is stopped, for now or for good, often by a court order or a filing in the case.
• A sale can also be cancelled after the auction closes.

“Yes – property sales can be postponed or stayed at any time.”

Source: the Sheriff’s FAQ about online sheriff sales, answering whether a mortgage foreclosure sale can be cancelled at the last moment. As read on October 12, 2026.

“The Plaintiff shall submit any pre-sale postponements or stays to the Philadelphia Sheriff’s Office prior to 3:00PM the day before the auction.”

Source: the Sheriff’s Mortgage Foreclosure Conditions of Sale, paragraph 11. As read on October 12, 2026.

“The Plaintiff’s attorney shall enter any auction day postponements or stays on his/her Bid4Assets attorney portal. This includes any postponement or stay that was not submitted to the Philadelphia Sheriff’s Office prior to the 3:00PM deadline the day before and any postponement or stay that occurs during the auction.”

Source: the Sheriff’s Mortgage Foreclosure Conditions of Sale, paragraph 12. As read on October 12, 2026.

“The Sheriff’s Office, in its sole discretion, may cancel the sale after the auction closes for any reason.”

Source: the Sheriff’s Conditions of Sale for Tax Sales, paragraph 10. As read on October 12, 2026.

Check a property’s status on the official listing the day before and the day of the sale.