If the City has flagged your property for unpaid taxes, you still have time — and more options than you think.
Getting a notice about unpaid property taxes is unsettling, even if you already knew you were behind. If that’s where you are right now, take a breath: you’re not alone, and you’re not out of options. Thousands of Philadelphia-area homeowners fall behind on real estate taxes every year, and most of them find a way through it — a tax lien sale notice is a deadline, not a verdict.
What’s actually happening
In Philadelphia, real estate taxes are due March 31 each year. If the balance isn’t paid — or you haven’t set up a payment agreement — by December 31, the City can refer the property for a tax lien sale (sometimes called a tax foreclosure). In plain language, that means the county can eventually sell the debt, or the property itself, at a sheriff’s sale to collect what’s owed. It’s a slow, multi-step legal process, not something that happens overnight, and Pennsylvania law gives homeowners several chances to resolve it before a sale ever takes place.
This isn’t unique to Philadelphia. Bucks, Montgomery, Delaware, and Chester counties all run similar tax collection and upset-sale processes, so if you’re in the suburbs, the same general timeline and options apply to you.
What you can still do
- Set up a payment agreement. Philadelphia’s Owner-Occupied Payment Agreement (OOPA) lets eligible homeowners pay back taxes in monthly installments based on income, and it stops the foreclosure clock while you’re current on it.
- Ask about a tax exemption or freeze. Homestead exemptions, senior citizen tax freezes, and other relief programs can lower what you owe going forward, which sometimes changes the whole picture.
- Talk to a housing counselor before you talk to anyone else. A HUD-approved counselor can look at your full situation — not just the tax bill — and help you map out next steps for free.
Free resources first
Before anything else, connect with a genuinely free resource:
- PHFA’s Homeowner’s Emergency Mortgage Assistance Program (HEMAP) and the PA Homeowner Assistance Fund (PAHAF) — state programs that can help with mortgage and, in some cases, property tax arrears for eligible homeowners.
- HUD-approved housing counseling agencies — free, one-on-one guidance on taxes, mortgage hardship, or both. Find one through PHFA or by calling 211.
- PA Legal Aid Network — free legal help if you’re facing a formal tax sale or foreclosure filing and aren’t sure what your rights are.
A trusted partner, if it fits
Sometimes a homeowner’s situation calls for more — a loan modification, a credit repair plan to qualify for refinancing, or legal help beyond what aid organizations can offer. In those cases, we can connect you with a partner we trust: local refinance lenders, credit counselors, or attorneys who focus on tax and foreclosure matters. It’s always optional, always your choice, and never instead of the free help above — just alongside it, if it fits.
You have more time than it feels like
Between payment agreements, exemptions, free counseling, and — if selling makes sense for your situation — a straightforward sale or a more creative option through Way Out Now, there’s almost always a path that doesn’t involve a sheriff’s sale. The one move to avoid is doing nothing and hoping it resolves itself.
Hablamos español. Si prefieres hablar en español sobre tu situación, contáctanos — estamos aquí para ayudarte.
Schedule your free, pressure-free Strategy Session at WayOutNow.com, or text Glen or Brie anytime at 215-999-7208.
Nothing in this article is legal, financial, or tax advice. Way Out Now Solutions connects homeowners with licensed professionals, free counselors, and trusted partners. Outcomes vary by situation, and nothing is guaranteed.
