How does a home get to sheriff sale in Delaware County?
Most Delaware County sheriff sales come from a mortgage foreclosure. The lender files in the Court of Common Pleas, gets a judgment, and asks the Sheriff to sell the property. Before filing, most lenders must send an Act 91 notice, which starts your clock to get help.
Tax sales are different. Unpaid property taxes go through the Delaware County Tax Claim Bureau, not the Sheriff. If your problem is taxes, see our guide on being behind on property taxes.
When and where are Delaware County sheriff sales held?
| Item | Delaware County rule |
|---|---|
| Day and time | Third Friday of each month, 11:00 AM (Thursday if that Friday is a holiday) |
| Place | County Council Meeting Room, Government Center, Delaware County Courthouse, Media |
| Format | Public auction, in person |
| Deposit | Down money set in each property's ad, due when the bid is struck, by bank (cashier's) check to the Sheriff of Delaware County |
| Balance | Within 10 days, plus document costs and other fees, or the buyer loses the deposit |
| Buyer fee | $250 per parcel, starting January 1, 2026 |
| Inspection | Not allowed before the sale |
| Notice | Advertised in the local paper once a week for 3 weeks before the sale; list posted on the Sheriff's real estate page |
The Sheriff's list can change during the month, so check the latest version on the county's site.
What can homeowners do before the sheriff sale?
You have more options than most people think, and some cost nothing:
- Get free counseling fast. If you got an Act 91 notice, you have 33 days from its date to meet with a housing counseling agency. That meeting is how you apply for Pennsylvania's emergency mortgage help and pause the foreclosure.
- Catch up on the loan. Pennsylvania law lets you cure the default up to one hour before bidding starts, up to three times a calendar year. You pay the missed amounts plus reasonable fees and costs, by cash, cashier's check or certified check.
- Ask your lender for a workout. A loan modification, repayment plan, forbearance or short sale can stop the process.
- Talk to an attorney. Bankruptcy can pause a sale. Only a lawyer can tell you if it fits.
- Sell before the sale date. If you have equity, selling first usually leaves you far more money than a sheriff sale.
Can the sale be postponed?
Yes. A sale can be moved to a new date within 130 days of the original without new notice, if the new date is announced at the sale. That can happen at most twice. After that, the lender has to give new notice. A postponement buys time, but interest and fees keep adding up.
What happens after the sheriff sale?
Within 30 days, the Sheriff prepares a proposed schedule of distribution showing who gets paid from the sale money. Anyone who disagrees has 10 days after it's filed to file exceptions. If the house sold for more than what's owed, ask an attorney whether you can claim the extra money, and watch that schedule closely.
When does a quick sale make sense?
A quick sale makes sense when you can't catch up, a workout isn't coming, and the sale date is close. A direct cash sale can close in about 10 days, often before the sheriff date. If you have more time and the house shows well, listing with an agent may net you more, and we'll tell you if that's the case.
We give you five ways to sell, each with the math shown in writing:
- Cash offer: as-is, no repairs, no commission, close on your date.
- Mortgage takeover (subject-to): we take over payments on your existing loan.
- Cash + rent-back: sell now and stay 1 to 3 months while you plan your move.
- Seller financing: a higher price, paid to you over time.
- Fix & List: we fund repairs, you list and sell for more.
Want to see your options?
Tell us about the house and your sale date. You'll get a written offer that shows the math, and a straight answer if another option nets you more. No obligation. Call or text (302) 525-0787.
Get My Written Offer Call (302) 525-0787Frequently asked questions
How do I find out if my house is on the Delaware County sheriff sale list?
Check the current month's list and the continued-sales list on the Sheriff's real estate page, or call the Sheriff's Real Estate Department.
Can I sell my house after it's listed for sheriff sale?
Yes, until the sale happens. The payoff is handled at settlement, and the sale is cancelled once the lender is paid.
Do I have to move out right after the sheriff sale?
Not the same day. The buyer still needs the deed and may need a court order to remove you. Talk to an attorney about your timeline.
Is a sheriff sale the same as a tax sale?
No. Sheriff sales mostly come from mortgage foreclosures and are run by the Sheriff. Tax sales come from unpaid property taxes and are run by the Tax Claim Bureau.
Pennsylvania sheriff sales: Chester County · Bucks County
General information, not legal, tax, or financial advice. Laws, fees, and schedules change. Confirm with the office named or your attorney.
