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Sep 14, 2026 · in 2 days· 09:00 AM
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Upset Sale
Registration is from August 10, 2026 through August 21, 2026 from 10:00 am to 4:00 pm. Registration must be in person, no emails, or faxes will be accepted in accordance with ACT33. If you are registering as an LLC, Corporation or Sole Proprietorship you must provide paperwork that you are a registered business. Nonrefundable preregistration is now a requirement for every Upset Sale. Nonrefundable preregistration Bidder fee of $25.00 is due at time of registration in money order or cashier's check.
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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.
Standard recommendation after Upset; often still used after Judicial/Repository for insurance.
Pennsylvania RETSL tax-deed via Monroe County Tax Claim Bureau (Stroudsburg / Poconos). Upset Sale each September for 2-year delinquencies (pre-registration required). Judicial Sale the following year for unsolds. Repository sales now online via Bid4Assets (bid4assets.com/MonroePARepository) — free and clear of most tax/municipal claims and mortgages when sold from repository; min bid historically $800 + fees. Online delinquent payments migrating platforms in 2026 (PayLocalGovPlus). High second-home / short-term rental inventory risk in resort townships.
Inherited from Pennsylvania rather than researched for Monroe: type, redemption, returns, statute.