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Sheriff Sales

Properties sold for mortgage foreclosures and judgments are processed through the Sheriff's Office. Sheriff's sales are held on the second Friday of each month at 1:00pm in the Sheriff's Office. The Sheriff's sale is an auction of the mortgaged premises pursuant to a judgement and Writ of Execution. Execution is commenced by the plaintiff (usually the mortgage holder) in a civil action by filing a Praecipe for Writ of Execution with the Prothonotary. The Prothonotary issued the Writ, which is delivered to the Sheriff.

It is recommended that the plaintiff provide written directions to the Sheriff concerning the execution. Service is made by the Sheriff within 90 days. Each individual Writ and sale is scheduled for a specific date and time.

Sheriff sales are NOT tax sales for delinquent real state taxes. If you desire information concerning tax sales, you should contact the Snyder County Tax Claim Bureau.

A current list of upcoming Sheriff sales can be found HERE.


Q: Will the filing of bankruptcy stop a Sheriff sale?
A: The filing of a bankruptcy by a defendant will automatically stay the Sheriff sale. The stay continues until the plaintiff obtains an order of Court discharging the property from the custody of the Bankruptcy Court or until the Bankruptcy Court issues an Order releasing the property from the sale. In this situation, a continuance of the Sheriff sale by oral public announcement at the time and place of the sale does not violate the automatic stay provisions of the Bankruptcy Code. Rule 3129.3(b) of the Pennsylvania Rules of Civil Procedure states that a sale can be continued no more than twice to a date certain within 130 days without a new notice.

Q: How often are Sheriff sales advertised?
A: Each Sheriff sale is advertised in the Snyder County Times once a week for three consecutive weeks prior to the sale. Sheriff sale handbills are posted on the property and in the Sheriff's Office at least 30 days prior to the sale date.

Q: Can I have access to the property to conduct an inspection?
A: No. The Sheriff's Office does not have physical access to the property. The property is still owned by the property owner prior to the sale. Any unauthorized access to the property could result in trespassing charges if the plaintiff desires to press charges.

Q: Is there a warranty on the property?
A: No. All properties are sold "as is" and the Sheriff is not responsible for a clear title. It is recommended that a potential buyer search the property's records in the Recorder of Deeds Office, Prothonotary's Office, and Tax Claim Bureau OR obtain professional assistance in researching the title to the property and and status on liens.

Q: How much must I put down if I am the highest bidder at a Sheriff's sale?
A: You must immediately pay 20% of your bid. The rest of your bid is due within 20 days. We accept cash, check or money order. Pre-approval letters from a bank will not be accepted.

Q: What happens if I cannot pay the remainder of my bid within 20 days of the sale?
A: Your initial 20% is subject to forfeiture and you lose rights to purchase the property. In most cases, the property will be relisted for sale.

Q: If I purchase a property at Sheriff's sale, do I have to worry about satisfying any liens on the property?
A: Generally, no. Delinquent real estate taxes and municipal liens are paid from the proceeds of the sale unless they were not filed as a lien on the property. The realty transfer tax and current year taxes (if not paid by the property owner) as well as a 2% county poundage are added on top of the purchase price and are the responsibility of the purchaser. Interested bidders may want to check the Rule 3129.1 affidavit filed with the Prothonotary's Office by the plaintiff. This document purportedly lists all of the judgement creditors whose judgments are liens of record on the property to be sold.