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Sep 14, 2026 · in 2 days· 06:00 PM
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Upset Sale
Bidder pre-registration is required.
No parcels published yet
Spread is not profit.It compares the opening bid to the county's assessed value, which is not market value — Pennsylvania has no statewide assessment ratio. Counties assess against their own base years, some decades old, and the State Tax Equalization Board publishes a Common Level Ratio per county each year. Always use the county ratio. Open a parcel to run the full max-bid analysis, which accounts for the assessment ratio, surviving liens, quiet title, and holding costs.
Common after Upset; often still used after Judicial/Repository for insurance comfort. Local PA counsel recommended.
Pennsylvania RETSL via Butler County Tax Claim Bureau (124 W Diamond Street, Butler). Three-stage path: Upset Sale second Monday of September for ~2-year delinquencies (buyer responsible for past-due taxes, liens, mortgages, etc.); unsold → Judicial Sale starting at costs plus deed recording/transfer fees, free and clear if all parties properly notified; remaining → Repository list (written bids presented to three taxing districts). Bidder registration form and Upset/Judicial Terms PDFs on county site. Recent Judicial examples include Oct 1, 2025 list. Phone 724-284-5326.
Inherited from Pennsylvania rather than researched for Butler: type, redemption, returns, statute.