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 ​Conditions of Sale

In the Court of Common Pleas of Northampton County

The Conditions of Sale of real estate situated in the County of Northampton, and State of Pennsylvania, with the appurtenances and to be sold by the Sheriff of said County, by virtue of the above-mentioned process, are as follows, to wit:

  1. CAVEAT EMPTOR (“BUYER BEWARE”). A buyer at a judicial sale takes only what title there is to sell and the doctrine of Caveat Emptor applies. The Sheriff and his representatives, employees, and Solicitor make no representation of warranties to any prospective purchasers as to the state of the title. The buyer takes the property “as is” and subject to any liens or charges which are not discharged by the sale.
  2. BIDDING. Bidding during the sale will be conducted in open auction manner with each bid offered being a minimum of $500.00 above the previous bid. The highest and best bidder to be the buyer. For all sales with competitive bidding, the execution plaintiff’s highest recorded bid is automatically registered. 
  3. SALE TO 3RD PARTY. The buyer has two options for payment of his bid amount: 1) the full purchase price may be paid at the conclusion of the sale; or 2) a deposit representing either 10% of the bid amount or the total amount of the Sheriff’s costs, whichever is higher, shall be paid at the conclusion of the sale. Acceptable forms of payment include cash, money order, business check or certified check from a financial lending institution. At the time of deposit, the buyer will sign an agreement for the payment of the remainder on or before the twenty-first (21st) calendar day following the sale. No extensions of the time for payment will be granted.
  4. FAILURE TO MAKE PAYMENT. If the buyer fails to make the required deposit at the conclusion of the sale, or fails to pay the remainder of the purchase price by the close of business on the twenty-first (21st) calendar day following the sale, he will forfeit all claim to the property, and any money paid on account will be forfeited and applied to the costs of the Sheriff’s Sale. The purchase of the property will revert to the execution plaintiff at its registered bid amount. 
  5. DISBUREMENT OF SALE FUNDS. For all sales to 3rd-party buyers, a Schedule of Proposed Distribution will be issued by the Sheriff approximately thirty (30) days after the sale. Payment of all tax liens, municipal liens and claims of record filed as of the date of the sale and that are required by statute to be collected and paid by the Sheriff, as well as all municipal claims certified to the Sheriff prior to the issuance of the Schedule of Distribution, will be made from sale proceeds before distribution of any overage to the execution debtor. Otherwise, payment of such liens and claims are the responsibility of the buyer. In accordance with Pennsylvania statute, the Sheriff will pay out of the proceeds of the sale first, after costs, all delinquent taxes and municipal claims certified to the Sheriff prior to distribution.
  6. DEED. The precise name and address of the new Grantee must be furnished to the Sheriff no later than thirty (30) calendar days after the date of the execution sale. The Deed will be issued no later than forty (40) calendar days after either the filing of the Schedule of Distribution or the date of the execution sale if no Schedule need be filed. If the buyer fails to furnish the precise name and address of the new Grantee as required, the name and address of the buyer on file with the Sheriff shall be used for the Deed, and same shall be recorded as stipulated above.
  7. SALE TO PLAINTIFF. Payment of any outstanding costs must be received before a Deed will be delivered to the Recorder of Deed’s Office for recordation. In addition, if the Sheriff’s proper fees and costs are not paid promptly upon demand, the sale will be voided and the levy abandoned pursuant to the Pennsylvania Rules of Civil Procedure.


Effective June 1, 2015. Revised October, 2015.

 Sheriff's Sale Dates

 Northampton County Sheriff's Sales - FAQ

What is the 10% deposit?

Ten percent is the deposit you have to pay in cash, money order, or check at the time of sale. The money orders or checks are made payable to "Sheriff of Northampton County"

When do I have to pay the rest of the money?

The balance of your bid is payable within twenty-one (21) calendar days to the sheriff in the form of cash, money order, business check or a certified check from a financial lending institution.
If you do not pay the balance of your bid you will lose your deposit.

Why does the Sheriff's Office highly recommend that you consult your own attorney for advice about how to purchase property at Sheriff's Sales?

The Sheriff does not guarantee clear title to any property sold at sale. For example, you may buy a property with numerous liens requiring you to pay a lot more money than what you bid for the property and you must, under the law, pay these lien holders to clear what is now your title. This is solely YOUR responsibility. All liens registered on properties can be obtained at the Prothonotary Office in the Courthouse. A title search is recommended.

Do Sheriff's Sales differ from Tax Sales or Judicial Sales?

Yes, there are significant differences. For information regarding Tax Sales or Judicial Sales, contact the Northampton County Revenue Office at Room 302 - 669 Washington Street, Easton, PA., at (610) 559-3102.

When do the Sheriff's Sales take place?

Sheriff's Sales are conducted each month and a yearly calendar maybe obtained on the counter at the Real Estate section of the Sheriff's Office or found on the county website.

Where are the Sheriff's Sales held?

Sheriff's Sales are conducted each month and the listings can be found on the ​​​Dates for Sheriff Sales Tab.

Can I obtain a list of the properties to be sold?

Yes, For each property to be sold there is a handbill posted in the Prothonotary's Office at the Northampton County Courthouse and an advertisement in the local newspaper of general circulation where the property is situated. This will appear once a week for three (3) weeks before the sale. A full list of the properties can also be obtained in booklet form in the Northampton County Reporter published by the Northampton County Bar Association. To obtain a subscription call 610-258-6333.

If I see a property I want to buy, can I inspect it before the sale?

No, the properties are not available for inspection and the Sheriff's Department makes no guarantee on the condition of the property sold at Sheriff's Sale

How do I buy a property at Sheriff's Sale?

You need to attend the sale at the date and time advertised. The sale is a public auction and you will have to bid on the property. Attorneys are present who represent the financial institutions that bring such actions. Prior to the sale you may want to consult with them.

Note: All persons attending Sheriff Sales shall be dressed in the proper attire. No eating or drinking is allowed in Council Chambers where the Sheriff Sale is conducted. All cell phones and pagers are to be turned off during the sale. These rules will be strictly enforced.

Also Note: Barring official announcements, no questions or discussions will be taken from the public during the Sheriff Sale.

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