If an Upset Sale notice arrived and paying it all at once feels impossible, Pennsylvania law gives you a free right to ask for a payment plan instead.
You’re not alone. If an Upset Sale notice showed up because of unpaid property taxes and paying the whole balance today feels impossible, that doesn’t mean the house is gone. Pennsylvania law gives every homeowner a free, legal right to ask for a payment plan instead.
The situation
An Upset Sale is Pennsylvania’s yearly county auction for homes with unpaid property taxes — a plain-language way of saying your county’s Tax Claim Bureau can sell the property, under the state’s Real Estate Tax Sale Law, to collect what’s owed. It’s a tax process, separate from a mortgage foreclosure, even if you happen to be behind on both at once. Homeowners across Bucks, Montgomery, Chester, Delaware, and Philadelphia counties search for this every summer, right around when Upset Sale notices go out, and the real question behind the search is almost always the same: “Is there any way to stop this without paying everything today?”
There is, and it’s simpler than most people expect.
What Pennsylvania law actually gives you
- You can ask for an installment plan. If you pay 25% of what you owe, your county Tax Claim Bureau is required by law to offer you a payment plan for the rest — typically spread over up to three more payments within the following year.
- The Bureau has to tell you this option exists. Counties are required to notify homeowners of their right to a payment plan before a property can go to Upset Sale.
- Paying in full works too. You can stop an Upset Sale any time before the auction date by paying the delinquent balance directly to the Bureau.
- Every county runs it a little differently. Bucks, Montgomery, Chester, Delaware, and Philadelphia each handle Tax Claim through their own office — call the number on your notice to confirm your exact balance and deadline.
Free help, first
- Your county Tax Claim Bureau — the fastest, no-cost way to confirm your balance and set up a payment plan. Every county has one, and the number is printed right on your notice.
- PA 211 — call 211 or visit pa211.org for a free navigator who can point you toward local property-tax relief programs you may qualify for.
- PA Legal Aid Network — a free review of your notice if the timeline, deadlines, or paperwork feel unclear: palegalaid.net/find-legal-help.
A resource we trust
If your situation involves more than one tax year, a lien, or a dispute over the amount owed, some homeowners find it helpful to have a legal plan on hand for ongoing document review as things move forward. We’re glad to point you to a partner we trust for that — it’s entirely optional, no pressure, and it works alongside the free options above, never instead of them.
You’re not out of time
An Upset Sale notice can feel like a deadline slamming shut, but Pennsylvania law was written to give homeowners a real chance to work it out first. This week, call your county Tax Claim Bureau and ask about a payment plan — it costs nothing to ask, and most people are surprised how far 25% down can go.
Schedule your free, pressure-free Strategy Session at WayOutNow.com, and we’ll help you sort out the clearest next step for your situation. Hablamos español — text Glen or Brie anytime: 215-999-7208.
