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What survives the sale: the law, quoted

This page quotes the laws and the Sheriff’s terms for Philadelphia sheriff sales, with links. It doesn’t apply them to any property.

Verify with a title company or a Pennsylvania real-estate attorney before you bid. They can tell you what applies to a specific property; this page can’t. If the official text differs from a quote here, the official text controls.

Tax sales

“…the purchaser at such sale shall take and forever thereafter have, an absolute title to the property sold, free and discharged of all tax and municipal claims, liens, mortgages, ground rents, charges and estates of whatsoever kind, subject only to the right of redemption as provided by law.”

Source: 53 P.S. § 7283 (Municipal Claims and Tax Liens Act, sec. 31.2). As read on October 12, 2026.

Redemption is in 53 P.S. § 7293. The Sheriff’s Conditions of Sale for Tax Sales:

“Generally there are 9 months to redeem the property from the date the Sheriff’s office acknowledges the deed for non-vacant properties.”

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

Federal tax liens, 26 U.S.C. § 7425(d)(1):

“In the case of a sale of real property to which subsection (b) applies to satisfy a lien prior to that of the United States, the Secretary may redeem such property within the period of 120 days from the date of such sale or the period allowable for redemption under local law, whichever is longer.”

Source: 26 U.S.C. § 7425, subsection (d)(1). As read on October 12, 2026.

“It is the responsibility of the bidder to investigate any and all liens, encumbrances and/or mortgages held against the property which may not be satisfied by the post-sale Schedule of Proposed Distribution under Pa. R.C.P. 3136 (“Schedule of Proposed Distribution”).”

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

Mortgage foreclosure sales

“nor shall the lien of a tax or municipal claim be divested by any judicial sale of the property liened, as respects so much thereof as the proceeds of such sale may be insufficient to discharge”

Source: 53 P.S. § 7281 (Municipal Claims and Tax Liens Act, sec. 31). As read on October 12, 2026.

“A judicial or other sale of real estate in proceedings under a prior judgment or a prior ground rent, or in foreclosure of a prior mortgage, shall discharge a mortgage later in lien.”

Source: 42 Pa.C.S. § 8152, subsection (c). As read on October 12, 2026.

“a judicial or other sale of real estate shall not affect the lien of a mortgage thereon, if the lien of the mortgage is or shall be prior to all other liens upon the same property”

Source: 42 Pa.C.S. § 8152, subsection (a), which lists exceptions. As read on October 12, 2026.

“It is the responsibility of the bidder to investigate any and all liens, encumbrances and/or mortgages held against the property which may not be satisfied by the post-sale Schedule of Proposed Distribution under Pa. R.C.P. 3136 (“Schedule of Proposed Distribution”).”

Source: the Sheriff’s Mortgage Foreclosure Conditions of Sale, paragraph 4. As read on October 12, 2026.

Verify before you bid

A title company can search a property’s records and tell you what it finds. A Pennsylvania real-estate attorney can tell you how these laws apply to it. Questions to ask lists what to ask each.

Sources