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Sep 14, 2026 · in 2 days· 05:00 PM
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Upset Sale
Interested bidders must preregister and the fee is 25.00. In accordance with Act 33, enacted June 30, 2021 - ALL POTENTIAL BUYERS MUST OBTAIN A BIDDERS NUMBER IN PERSON. APPLICATION FOR REGISTRATION IS AVAILABLE ONLINE AT THE COUNTY WEBSITE, AND INDICATES THE DEADLINE FOR REGISTRATION. IF YOU ARE NOT REGISTERED BY THE DEADLINE YOU WILL NOT BE PERMITTED TO BID AT THE SALE.
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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; still often used after Judicial for insurance/resale comfort. Local PA counsel recommended.
Pennsylvania RETSL via Lebanon County Tax Claim Bureau. Delinquent taxes turn over in January; ~17 months later Notice of Sale; Upset Tax Sale held second Monday of September at 5:00 p.m. in the auditorium of the Lebanon County Municipal Building, 400 South 8th Street. Upset buyers assume judgments, liens, and mortgages. Unsold parcels get 60-year title search, court petition, then Judicial Sale free and clear of taxes/mortgages/liens/judgments after proper notice (post-search liens can still attach). Online pre-registration required ($25 non-refundable per bidder) even though bidding is in person.
Inherited from Pennsylvania rather than researched for Lebanon: type, redemption, returns, statute.