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Lancaster County, PA

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Lancaster County, Pennsylvania — Tax Sale & Surplus Procedure

Local operations layer. The legal framework (redemption periods, surplus rights, statutes, case law) lives on the parent page → pennsylvania. This page covers how Lancaster County actually runs it. Legal information, not legal advice. Last verified: 2026-06-02.

Lancaster County is a third-class county operating under the Real Estate Tax Sale Law (RETSL / Act 542), 72 P.S. §§ 5860.101–5860.803. The Tax Claim Bureau — housed within the Treasurer’s department and located at the Lancaster County Government Center — administers an annual Upset Sale (title subject to undivested liens), a Judicial Sale (free and clear of all liens), and a Repository of Unsold Properties. There is no post-sale right of redemption in the RETSL system. See pennsylvania for the full statutory framework.

The Lancaster County Sheriff (Christopher R. Leppler) conducts mortgage-foreclosure sales on a bimonthly schedule via RealAuction (online bidding). The Sheriff’s Civil/Real Estate Unit is separate from the Tax Claim Bureau and is located at the Lancaster County Courthouse, 50 N. Duke St.

C0. Identity

  • County seat: Lancaster
  • Population: ~552,984 (2020 census; FIPS 42071)
  • Recording unit type: county
  • Parent legal framework: pennsylvania (RETSL — 72 P.S. §§ 5860.101–5860.803)
  • County class: Third-class county; RETSL governs all delinquent-tax collection and sale via the Tax Claim Bureau. The MCTLA (Philadelphia / Allegheny only) does not apply.

Sources: pennsylvania; https://www.lancastercountypa.gov/2694/Tax-Claim-Bureau (retrieved 2026-06-02).

C1. Local Tax Sale

  • Conducts own sale? Yes — the Lancaster County Tax Claim Bureau (within the Treasurer’s department) conducts all RETSL upset, continued upset, judicial, and repository sales. The bureau’s mailing address is: 150 N Queen Street, Suite 122, PO Box 1447, Lancaster, PA 17608-1447. Direct phone: 717-299-8232.

  • Platform / vendor:

  • Sale calendar:

    • Tax Claim Bureau (upset / judicial) sale dates: needs_verification — specific 2026 upset sale and judicial sale dates for the Tax Claim Bureau were not published on the county’s Tax Claim Bureau webpage as of 2026-06-02. The online tax payment portal at https://www.lancastercountypa.gov/2686/Pay-County-Tax-Bill-Online states that “Online Tax Claim payments will be turned off approximately one week before June 30, approximately one week before the scheduled Upset Tax Sale, and approximately one week before Continued Upset & Judicial Tax Sale,” confirming that an Upset Sale and a Continued Upset & Judicial Sale are conducted. Pennsylvania RETSL counties typically hold the upset sale in September. Contact the Tax Claim Bureau at 717-299-8232 for current sale dates.

    • Repository Sale: Ongoing. The Repository List (as of 04/06/2026) contains 14 properties that failed to sell at judicial sale (earliest date exposed: 11/19/2012; most recent: 11/18/2024). Available for purchase by bid offer at any time with all taxing districts’ written consent (RETSL §§ 626–627; minimum bid $1,000). Source: https://www.lancastercountypa.gov/DocumentCenter/View/20866/04062026—Repository-list (retrieved 2026-06-02).

    • Sheriff’s Sales (mortgage foreclosure) — 2026 confirmed schedule: Sales are held approximately every two months. Per the 2026 Sheriff Sale Schedule of Real Estate (retrieved 2026-06-02):

      Last Day to FileSale DateContinued2nd Continued
      Wed., September 17, 2025January 28, 2026March 25, 2026May 27, 2026
      Wed., November 19, 2025March 25, 2026May 27, 2026July 29, 2026
      Wed., January 21, 2026May 27, 2026July 29, 2026September 30, 2026
      Wed., March 18, 2026July 29, 2026September 30, 2026November 25, 2026
      Wed., May 20, 2026September 30, 2026November 25, 2026January 27, 2027
      Wed., July 15, 2026November 25, 2026January 27, 2027March 31, 2027
      Wed., September 16, 2026January 27, 2027March 31, 2027May 26, 2027
      Wed., November 18, 2026March 31, 2027N/A—

      Source: https://www.lancastercountypa.gov/DocumentCenter/View/18064/2026-SHERIFF-SALE-SCHEDULE-OF-REAL-ESTATE (retrieved 2026-06-02).

  • Registration / deposit (Sheriff’s Sales via RealAuction):

    • Bidders must register through RealAuction prior to the sale.
    • 10% down payment must be made through the RealAuction website prior to the sale; the down payment is deducted from funds on deposit with RealAuction upon the property being struck off to the highest bidder.
    • Balance (90%) must be paid within 30 days after the sale date, by lawful U.S. money, certified/cashier’s check, or a Lancaster County attorney’s check.
    • Buyer must upload picture ID as part of the registration process; corporate or entity purchasers must provide Pennsylvania ID of a responsible individual.
    • Buyer must file a signed Pennsylvania Realty Transfer Tax Statement of Value (in duplicate) within 15 days after the sale date.
    • Source: https://www.lancastercountypa.gov/DocumentCenter/View/693 (Conditions of Sale, retrieved 2026-06-02).

  • Registration / deposit (Tax Claim Bureau upset / judicial sales): needs_verification — specific pre-registration window, deposit amount, and required forms for Tax Claim Bureau sales were not located on a directly retrieved Lancaster County page as of 2026-06-02. RETSL § 501-A requires bidder pre-registration (affidavit, no delinquencies / code violations). Contact the bureau at 717-299-8232.

  • Repository sale — fees and process:

    • Non-refundable bid administrative processing fee: $100.00 (cashier’s check or money order).
    • Second payment (bid amount): must include the bid amount + 2% realty transfer tax + $135.00 deed preparation + $10.00 Prothonotary fee
      • $250.00 demolition fee (per Act 48 of 2024, effective January 1, 2026; also applies at tax sales and mortgage foreclosure sales).
    • Minimum bid: $1,000.00.
    • Purchaser must certify: (1) not delinquent in real estate taxes in PA; (2) was not the owner / partner / shareholder / trust member of the property immediately prior to the tax sale (§ 618); (3) no revoked landlord license in Lancaster County (§ 601(d)).
    • Taxing-district consent required (municipality + school district + County Director discretion); any taxing district may not unreasonably withhold consent.
    • Deed is conveyed free and clear of tax/municipal claims, mortgages, and most liens, except condemnation orders, ground rents separately taxed, and mobile/manufactured home certificate-of-title liens (effective November 28, 2014; purchaser takes subject to such lien).
    • Source: https://www.lancastercountypa.gov/DocumentCenter/View/18455/FinalUpdated-Repository-bid-offer12172025_ (retrieved 2026-06-02).

  • Demolition fee (Act 48 of 2024): Lancaster County Ordinance No. 163 of 2025 (effective January 1, 2026) imposes a $250 per-parcel demolition fee on purchasers at both tax sales (Treasurer’s Office) and mortgage foreclosure sales (Sheriff’s Office), deposited into a Demolition and Rehabilitation Fund. Source: https://www.lancastercountypa.gov/160/Sheriffs-Office (retrieved 2026-06-02).

  • Delinquent list location: The May 2026 Delinquent Tax Report (115 pages; as of 05/01/2026; claim years 1997–2025) is published at: https://www.lancastercountypa.gov/DocumentCenter/View/21020/May2026DelinquentTaxReport (retrieved 2026-06-02). Note: “Amounts are NOT certified. Total due is subject to change.” For an official certified amount, request a Tax Certification from the Treasurer’s office (717-299-8222).

C2. Local Redemption → framework: right-of-redemption

  • Post-sale redemption: NONE. Lancaster County operates under RETSL (not MCTLA). RETSL provides no post-sale right of redemption — the deed is final once delivered. 72 P.S. § 5860.501; pennsylvania Module 2.

  • Pre-sale cure: The owner (or lien creditor or other interested person) may discharge the tax claim and remove the property from the upset sale by paying all delinquent taxes, interest, and costs before the statutory cure deadline (RETSL § 501). Online Tax Claim payments are available at https://www.lancastercountypa.gov/2686/Pay-County-Tax-Bill-Online (e-check: $2.00 fee; debit card:$4.00 fee; credit card: 2.55% / minimum $2.00) and are turned off approximately one week before June 30, approximately one week before the upset sale, and approximately one week before the Continued Upset & Judicial Tax Sale.

  • Where / how to redeem / pay delinquent taxes:

  • Deviations from state default: No deviation from RETSL default identified. needs_verification — specific payment-agreement / installment-plan terms (RETSL § 603 stay of sale) were not located on a directly retrieved Lancaster County page.

C3. Local Surplus / Excess Proceeds → framework: surplus-funds

Tax Claim Bureau surplus (upset / judicial / repository sales)

  • Statutory basis: RETSL § 205(d) — after deducting the bureau’s 5% administration commission and costs, sale proceeds are distributed in priority order: (1) Commonwealth tax liens, (2) taxing districts pro rata, (3) municipal authorities, (4) mortgagees/lienholders in priority order, (5) the former owner. The bureau petitions the Court of Common Pleas for confirmation of the distribution schedule (§ 205(e)). See pennsylvania Module 3; 72 P.S. § 5860.205(d).

  • Live surplus list (Tax Claim Bureau): As of 12/16/2025, the Lancaster County Tax Claim Bureau holds $371,389.65 in undistributed surplus across 11 parcels (upset sales 2022–2024). The list is published at: https://www.lancastercountypa.gov/DocumentCenter/View/18454/20251216—Tax-sale-surplus (retrieved 2026-06-02; Excel-to-PDF document created 12/18/2025 by Dochat, Deb).

  • How former owners claim (Tax Claim Bureau surplus):

    • The former owner (legal owner of the surplus funds) may claim in person with photo identification at the Tax Claim Bureau.
    • Any legal representative or assignee of the original legal owner must:
      1. File a petition with the Lancaster County Court of Common Pleas to make a claim to the surplus proceeds;
      2. Serve a copy of the petition on the Lancaster County Tax Claim Bureau at 150 North Queen Street, P.O. Box 1447, Lancaster, PA 17608-1447; AND
      3. Obtain a hearing date not earlier than 30 days from the date the Tax Claim Bureau is served.
    • Source: https://www.lancastercountypa.gov/DocumentCenter/View/18454/20251216—Tax-sale-surplus (retrieved 2026-06-02 — text extracted directly from the official PDF).

  • 3-year claim deadline / escheat: Under RETSL § 205(f), if the owner’s balance is unclaimed for 3 years after the sale, it is redistributed to the taxing districts pro rata. The post-tyler-v-hennepin-county validity of this forfeiture is unresolved. See pennsylvania § 205(f); surplus-3-year-forfeiture.

  • Unclaimed-funds list published: Yes — the Tax Claim Bureau publishes the surplus list on its website at the URL above. needs_verification — whether the bureau also mails direct notice to former owners and how frequently the list is updated.

  • Specific claim form: needs_verification — no standalone surplus claim form was located on a directly retrieved Lancaster County page. The surplus funds document states that legal representatives must file a court petition (not a bureau form). Contact the Tax Claim Bureau at 717-299-8232.

Sheriff’s sale surplus (mortgage foreclosure)

  • Live surplus list (Sheriff’s Office): The Sheriff’s Real Estate Unit publishes two lists:

  • Holding period before state turnover: Checks are held for 3 years prior to being returned to the State (Pennsylvania Treasury unclaimed property). Source: https://www.lancastercountypa.gov/DocumentCenter/View/17819/Surplus-Fund-Excess-Proceeds (retrieved 2026-06-02).

  • How to claim sheriff’s sale surplus:

    • Pick up checks by appointment only — call ahead to schedule; no walk-ins allowed.
    • Claimant may only pick up for themselves; if a check is addressed to two individuals, both persons must appear in person.
    • Bring a valid driver’s license.
    • For estate checks: executor must provide a short certificate (sealed and signed by the Register of Wills) plus valid driver’s license.
    • Source: https://www.lancastercountypa.gov/DocumentCenter/View/17820/Excess-Proceeds (retrieved 2026-06-02 — text extracted directly from official PDF).
    • Contact: Lancaster County Sheriff’s Office, Real Estate Unit; 50 N. Duke St., Lancaster, PA 17608; Phone: 717-299-8200.

  • Distribution process (mortgage foreclosure): The Sheriff files a proposed Schedule of Distribution with the Prothonotary’s Office 30 or more days before payout; written exceptions may be filed within that window. Distribution is made per the proposed schedule if no exceptions are filed. Source: https://www.lancastercountypa.gov/DocumentCenter/View/693 (Conditions of Sale, retrieved 2026-06-02).

  • Third-party surplus recovery / finders: Pennsylvania requires all finders to be registered with the PA Department of Treasury. See pennsylvania Module 3. needs_verification for any Lancaster County–specific local practice beyond the state requirement.

▸ For Investors / Operators — Lancaster County operates two separate sale tracks: Tax Claim Bureau upset/judicial/repository sales (RETSL — title at upset sale is subject to undivested liens; judicial sale is free and clear) and bimonthly Sheriff’s Sales via RealAuction (mortgage foreclosure). There is no post-sale right of redemption under RETSL. Key local cost items: a $250 per-parcel Act 48 demolition fee effective January 1, 2026 applies at both tracks; Sheriff’s Sale requires a 10% RealAuction deposit pre-sale with the 90% balance due within 30 days; the mobile/manufactured home lien carve-out means repository buyers may take subject to certificate-of-title liens even on a “free and clear” conveyance.

▸ For Former Owners — Lancaster County holds $371,389.65 in undistributed Tax Claim Bureau surplus across 11 parcels (as of 12/16/2025), published at the Tax Claim Bureau’s website. The former owner of record may claim in person with photo ID at the Tax Claim Bureau (150 N Queen Street, Suite 122; 717-299-8232). Legal representatives and assignees must file a court petition in the Lancaster County Court of Common Pleas, serve the bureau, and obtain a hearing at least 30 days out. A RETSL §205(f) three-year window applies before forfeiture to taxing districts. For Sheriff’s Sale surplus (mortgage foreclosure), unclaimed checks are held three years before turning over to the Pennsylvania Treasury; pickup is by appointment only with valid driver’s license (50 N. Duke St.; 717-299-8200).

C4. Offices & Contacts

OfficeNameAddressPhoneURL
Tax Claim Bureau(staff: Deb Dochat confirmed from document metadata)150 N. Queen St., Suite 122, PO Box 1447, Lancaster, PA 17608-1447717-299-8232 (direct)https://www.lancastercountypa.gov/2694/Tax-Claim-Bureau
TreasurerAmber Martin150 N. Queen St., Suite 122, Lancaster, PA 17608717-299-8222 · Email: martina@lancastercountypa.govhttps://www.lancastercountypa.gov/162/Treasurer
Recorder of DeedsAnn M. Hess (since 2018)150 N. Queen St., Suite 315, Lancaster, PA 17603 · 3rd Floor717-299-8238 · Fax: 717-299-8393https://lancasterdeeds.com
Clerk of Courts(name not confirmed from retrieved pages)50 N. Duke St., PO Box 83480, Lancaster, PA 17608717-299-8275https://www.lancastercountypa.gov/130/Clerk-of-Courts
Court of Common Pleas / Prothonotary(Prothonotary name not confirmed)50 N. Duke St., PO Box 83480, Lancaster, PA 17608717-299-8041 (Court Administration)https://court.lancastercountypa.gov/
Sheriff (real estate / foreclosure sales)Christopher R. Leppler50 N. Duke St., PO Box 83480, Lancaster, PA 17603717-299-8200 · Fax: 717-295-3656https://www.lancastercountypa.gov/160/Sheriffs-Office
Property AssessmentKevin Edwards, CPE (Director)150 N. Queen St., Suite 310, Lancaster, PA 17603717-299-8381 · Email: EdwardsK@lancastercountypa.govhttps://www.lancastercountypa.gov/154/Property-Assessment

Sources:

C5. Local Procedure Notes

  • RETSL sale chain (operational order):

    1. Real estate taxes go delinquent (unpaid after December 31); tax collector returns claim to Tax Claim Bureau; claim becomes “absolute” if unpaid. Owner/lienholder may cure / discharge by paying all delinquent taxes, interest, and costs before the statutory deadline (RETSL § 501). Online payments cut off ~1 week before upset sale.
    2. RETSL § 602 notice: Publication ≥30 days before sale in two newspapers
      • the legal journal; certified restricted-delivery mail to each owner ≥30 days before; first-class follow-up ≥10 days before if no return receipt; posting ≥10 days. pennsylvania Module 6.
    3. Upset Sale (annually, typically September) — title taken subject to undivested liens (RETSL § 609). Bid price includes upset price (delinquent taxes + claims + interest + costs per § 605).
    4. Continued Upset Sale — unsold parcels continue; online payments cut off ~1 week before.
    5. Still unsold → Judicial Sale — title free and clear of liens (§§ 610–612).
    6. Properties not sold at judicial sale → Repository (ongoing; 14 parcels on list as of 04/06/2026; minimum bid $1,000; requires taxing-district consent).
    7. Distribution (RETSL § 205): Bureau petitions Court of Common Pleas to confirm the § 205(e) distribution schedule; rule to show cause served on all distributees by first-class mail; 3-year owner claim window (§ 205(f)).

  • Sheriff’s Sales chain (mortgage foreclosure):

    1. Lender obtains mortgage-foreclosure judgment (judicial-only in PA; Pa.R.C.P. 1141–1150). pennsylvania Module 4.
    2. Sheriff advertises per Pa.R.C.P. 3129 (notice to all lienholders/owners).
    3. Bimonthly sheriff’s sale online via RealAuction per 2026 schedule. Bidders pre-deposit 10% via RealAuction; balance (90%) due within 30 days after sale.
    4. Buyer files PA Realty Transfer Tax Statement within 15 days of sale.
    5. Deed recorded 60 or more days after sale date (absent petition to set aside).
    6. Schedule of distribution filed with Prothonotary 30+ days before payout per Pa.R.C.P. 3136; 30-day exception window; surplus to junior liens then former owner.

  • Demolition fee (Act 48 of 2024 / Ordinance No. 163 of 2025): Effective January 1, 2026, a $250 per-parcel demolition fee is imposed on buyers at all tax sales (Treasurer) and all mortgage foreclosure sales (Sheriff). Fee is included in repository bid-offer payment and Sheriff sale fee schedule. Source: https://www.lancastercountypa.gov/160/Sheriffs-Office (retrieved 2026-06-02); https://www.lancastercountypa.gov/DocumentCenter/View/18455/ FinalUpdated-Repository-bid-offer12172025_ (retrieved 2026-06-02).

  • Sheriff sale fee schedule (effective 1/1/2025): Advance fee $2,500; commission (poundage) 2$250,000 / ½% thereafter; title search $400; deed preparation$30; Prothonotary acknowledgment $10; online auction fee$250; legal fee $600; Act 48 demolition fee$250. Full schedule at: https://www.lancastercountypa.gov/DocumentCenter/View/4252 (retrieved 2026-06-02).

  • Notable quirks:

    • The Tax Claim Bureau’s surplus-claim rule expressly distinguishes the former owner (may claim in person) from any assignee or legal representative (must file a court petition, serve the bureau, and obtain a hearing ≥30 days out) — a higher bar for third-party surplus recoverers than some neighboring RETSL counties.
    • The Sheriff uses RealAuction (not Bid4Assets used by Chester County), making this an online-only mortgage foreclosure sale environment. RealAuction is the only accepted bidding platform; other online services are described as potentially fraudulent in the Conditions of Sale.
    • The mobile/manufactured home lien carve-out (effective November 28, 2014): repository-sale purchasers take subject to any certificate-of- title lien on a mobile home or manufactured home even though the underlying real estate is sold “free and clear.” This is flagged in the repository bid offer form. pennsylvania does not address this explicitly.
    • Bidder disqualification (RETSL §§ 618, 619): No buyer may purchase their own property at judicial/tax sale, including via family members or “straw” persons; prior owners of any property exposed to current upset/judicial sale are ineligible to bid. A revoked landlord license in any Lancaster County municipality also disqualifies a bidder (§ 601(d)).
    • Tax Claim online payments accept e-check ($2), debit card ($4), and credit card (2.55% min $2).

  • Deviations from state default: No material deviation from RETSL framework identified. Lancaster County follows the standard RETSL structure per pennsylvania. The assignee/representative court-petition requirement for surplus is consistent with RETSL § 205(e) practice but is stated with unusual specificity in the county’s official surplus document.

C6. Records Access

C7. Meta

sources:

  • {type: official, url: https://www.lancastercountypa.gov/2694/Tax-Claim-Bureau, retrieved: 2026-06-02} — Tax Claim Bureau page; links to surplus funds doc, delinquent tax report, repository list, repository bid offer; search tax information portal; payment portal
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/18454/20251216—Tax-sale-surplus, retrieved: 2026-06-02} — Tax Claim Bureau Sale Surplus Funds (as of 12/16/2025; PDF extracted directly); $371,389.65 undistributed across 11 parcels (2022–2024 upset sales); in-person claim with photo ID for owner; court petition + bureau service + hearing ≥30 days for assignees/representatives; bureau address PO Box 1447, Lancaster PA 17608-1447
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/20866/04062026—Repository-list, retrieved: 2026-06-02} — Repository List as of 04/06/2026 (14 parcels; dates exposed to judicial sale 11/19/2012–11/18/2024)
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/18455/FinalUpdated-Repository-bid-offer12172025_, retrieved: 2026-06-02} — Repository Offer Sheet (12/17/2025; PDF extracted directly); $100 admin fee; minimum$1,000 bid; costs: 2% transfer tax + $135 deed prep +$10 Prothonotary + $250 Act 48 demolition; taxing-district consent required; RETSL §§ 618, 619(a), 601(d), 619(e); manufactured-home lien carve-out (11/28/2014); Tax Claim Bureau address Suite 122, 1-717-299-8232
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/18064/2026-SHERIFF-SALE-SCHEDULE-OF-REAL-ESTATE, retrieved: 2026-06-02} — 2026 Sheriff Sale Schedule of Real Estate (PDF extracted directly); 8 sale dates with continued dates confirmed
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/693, retrieved: 2026-06-02} — Conditions of Sale, Lancaster County Sheriff’s Office (PDF extracted directly); RealAuction as sole platform; 10% down via RealAuction pre-sale; 90% balance within 30 days; picture ID required; corporate entity PA ID required; realty transfer tax statement within 15 days; deed 60+ days after sale; schedule of distribution filed with Prothonotary 30+ days before payout; signed by Christopher Leppler, Sheriff
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/17819/Surplus-Fund-Excess-Proceeds, retrieved: 2026-06-02} — Surplus Fund/Excess Proceeds (sheriff foreclosure funds turned over to state; PDF extracted directly); 3-year hold before state turnover; lists 2015–2022 sale cases turned over in 2018, 2019, 2020, 2023, 2024, and May 2025
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/17820/Excess-Proceeds, retrieved: 2026-06-02} — Excess Proceeds (current unclaimed; PDF extracted directly); 2023–2025 unused proceeds; appointment-only pickup; no walk-ins; both payees must appear; driver’s license required; estate needs short certificate from Register of Wills
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/4252, retrieved: 2026-06-02} — Sheriff’s Office Fee Schedule (effective 1/1/2025; PDF extracted directly); advance fee $2,500; poundage 2$½%; title search $400; deed prep$30; Prothonotary acknowledgment $10; online auction fee$250; legal fee $600; Act 48$250
  • {type: official, url: https://www.lancastercountypa.gov/DocumentCenter/View/21020/May2026DelinquentTaxReport, retrieved: 2026-06-02} — May 2026 Delinquent Tax Report (115 pages; 5/1/2026; claim years 1997–2025; not certified); confirms active delinquencies across Lancaster County municipalities
  • {type: official, url: https://www.lancastercountypa.gov/162/Treasurer, retrieved: 2026-06-02} — Treasurer Amber Martin; Suite 122, 150 N. Queen St.; 717-299-8222; martina@lancastercountypa.gov; hours M–F 8:30–4:30; extended 2nd Thursday/month; services: tax claim, real estate tax, hotel tax, tax certification, online payments, retirement/investment boards
  • {type: official, url: https://www.lancastercountypa.gov/587/Tax-Certification, retrieved: 2026-06-02} — Treasurer’s Office tax certification; Suite 122; 717-299-8222; hours 8:30–4:30 M–F; 9:00–4:30 2nd Thursday; by appointment 8:00–8:30 and 4:30–5:00 M–F
  • {type: official, url: https://www.lancastercountypa.gov/160/Sheriffs-Office, retrieved: 2026-06-02} — Sheriff Christopher Leppler; Chief Deputy Marc Shaffer; 50 N Duke St PO Box 83480 Lancaster PA 17608; 717-299-8200; Fax 717-295-3656; Ordinance No. 163 of 2025 / Act 48 $250 demolition fee (eff 1/1/2026); sheriff/treasurer both covered; instagram/facebook/linkedin; civil division / real estate unit
  • {type: official, url: https://www.lancastercountypa.gov/365/DIVISIONS, retrieved: 2026-06-02} — Sheriff Divisions page; Civil Division: Civil Process Unit, Real Estate Unit, PFA/Act 79, Firearms/LTC, Precious Metals, Court Security; 2026 Sheriff Sales Schedule; Surplus Listings; Conditions of Sale; Fee Schedule; portal links
  • {type: official, url: https://lancasterdeeds.com, retrieved: 2026-06-02} — Recorder of Deeds Ann M. Hess (since 2018); 150 N. Queen St. Suite 315, Lancaster PA 17603; 717-299-8238; Fax 717-299-8393; hours 8:30–5:00 (recordings to 4:30); Tyler Technologies portal lancastercountypa-web.tylerhost.net/web; e-recording; fee calculator; fraud notify; as of 10/1/2025 no longer printing trusts and supporting documents
  • {type: official, url: https://www.lancastercountypa.gov/Directory.aspx?did=15, retrieved: 2026-06-02} — Clerk of Courts; 50 N Duke St PO Box 83480 Lancaster PA 17608; 717-299-8275
  • {type: official, url: https://www.lancastercountypa.gov/154/Property-Assessment, retrieved: 2026-06-02} — Director Kevin Edwards CPE; Suite 310, 150 N. Queen St., Lancaster PA 17603; 717-299-8381; EdwardsK@lancastercountypa.gov; M–F 8:30–5:00; 195,000+ parcels; parcel search at lancasterpa.devnetwedge.com; LanCo View GIS; appeal deadline August 1
  • {type: official, url: https://www.lancastercountypa.gov/205/Map-Gallery, retrieved: 2026-06-02} — Map Gallery: LanCo View 2.0 ArcGIS URL; Survey Monuments; Preserved Farms; Voting; Parks and Trails; Assessment at lancasterpa.devnetwedge.com; Recorder deed portal at lancastercountypa-web.tylerhost.net/web
  • {type: official, url: https://www.lancastercountypa.gov/2686/Pay-County-Tax-Bill-Online, retrieved: 2026-06-02} — Tax payment portal; e-check $2; debit$4; credit 2.55% min $2; payments cut off ~1 week before June 30, before upset sale, before Continued Upset & Judicial Tax Sale; tax record update up to 4 business days; parcel number required
  • {type: official, url: https://lancasterpa.devnetwedge.com/, retrieved: 2026-06-02} — Lancaster County Property Tax Inquiry; search by parcel, owner, address, classification; Tax Claims contact 717-299-8232 for delinquent tax data
  • {type: official, url: https://court.lancastercountypa.gov/, retrieved: 2026-06-02} — Court of Common Pleas; 50 N. Duke St. PO Box 83480 Lancaster PA 17608; 717-299-8041; Residential Mortgage Foreclosure Diversion Program; Consumer Credit Collections Diversion Program

needs_verification:

  • Lancaster County Tax Claim Bureau staff name — document metadata suggests “Deb Dochat” (created May 2026 delinquent report); “Matt” is referenced in the repository offer file path. No official bureau director name was found on retrieved pages. Contact 717-299-8222 (Treasurer) to confirm current bureau director.
  • Upset Sale and Judicial Sale 2026 dates — not published on lancastercountypa.gov as of 2026-06-02. Contact Tax Claim Bureau at 717-299-8232 or check the Treasurer’s website for updated sale dates.
  • Tax Claim Bureau bidder pre-registration requirements for upset/judicial sales (RETSL § 501-A application, deposit amount, and registration window) — not confirmed from a directly retrieved county page.
  • Specific surplus claim form for the Tax Claim Bureau — no downloadable form found; former owner claims in person with photo ID per the official surplus list document; assignees must petition the Court.
  • Clerk of Courts name — not confirmed from retrieved pages; phone 717-299-8275.
  • Prothonotary name — not confirmed from retrieved pages; Court Administration: 717-299-8041.
  • Payment agreement / installment plan (RETSL § 603) — specific Lancaster County installment terms not retrieved.
  • Whether the Tax Claim Bureau publishes upcoming sale notices via newspaper or additional web postings; which newspapers are used for RETSL § 602 advertising.
  • RealAuction registration requirements (deposit amount, registration window) for the Lancaster County sheriff’s sales specifically — the Conditions of Sale confirms 10% down pre-sale via RealAuction but does not state a flat registration fee or deposit amount (unlike Chester County’s Bid4Assets $35 fee +$10,000 deposit).
  • Post-Tyler validity of RETSL § 205(f) 3-year surplus forfeiture to taxing districts — any 2024–2026 PA appellate decision or Lancaster County practice change.
  • CountySuite sheriff’s sale portal (portal.lancaster.pa.countysuite-azuregov.us) — SSL certificate warning on direct fetch 2026-06-02; confirm via official county link.

cross_links: pennsylvania, right-of-redemption, surplus-funds, surplus-3-year-forfeiture, third-party-recovery-rules, due-process-notice, treasurer-sale, sheriff-sale, tyler-v-hennepin-county, tracy-v-county-of-chester, bankruptcy-automatic-stay, federal-tax-lien-redemption, heirs-property, undivested-liens-upset-sale

changelog:

  • 2026-06-02 — Initial population (autoresearch wave 1). Tax Claim Bureau page, surplus funds PDF (direct text extract), repository list (direct text extract), repository bid offer PDF (direct text extract), delinquent tax report (direct text extract), sheriff sale schedule PDF (direct text extract), sheriff conditions of sale PDF (direct text extract), sheriff surplus fund PDF (direct text extract), sheriff excess proceeds PDF (direct text extract), sheriff fee schedule PDF (direct text extract), Treasurer page, sheriff office page, divisions page, recorder of deeds (lancasterdeeds.com), directory pages, property assessment page, GIS/map gallery page, tax payment portal, parcel search portal, and court website all fetched directly from official lancastercountypa.gov, lancasterdeeds.com, and court.lancastercountypa.gov.

▸ For Investors / Operators — Lancaster County operates two separate sale tracks: Tax Claim Bureau upset/judicial/repository sales (RETSL — title at upset sale is subject to undivested liens; judicial sale is free and clear) and bimonthly Sheriff’s Sales via RealAuction (mortgage foreclosure). There is no post-sale right of redemption under RETSL. Key local cost items: a $250 per-parcel Act 48 demolition fee effective January 1, 2026 applies at both tracks; Sheriff’s Sale requires a 10% RealAuction deposit pre-sale with the 90% balance due within 30 days; the mobile/manufactured home lien carve-out means repository buyers may take subject to certificate-of-title liens even on a “free and clear” conveyance.

▸ For Former Owners — Lancaster County holds $371,389.65 in undistributed Tax Claim Bureau surplus across 11 parcels (as of 12/16/2025), published at the Tax Claim Bureau’s website. The former owner of record may claim in person with photo ID at the Tax Claim Bureau (150 N Queen Street, Suite 122; 717-299-8232). Legal representatives and assignees must file a court petition in the Lancaster County Court of Common Pleas, serve the bureau, and obtain a hearing at least 30 days out. A RETSL §205(f) three-year window applies before forfeiture to taxing districts. For Sheriff’s Sale surplus (mortgage foreclosure), unclaimed checks are held three years before turning over to the Pennsylvania Treasury; pickup is by appointment only with valid driver’s license (50 N. Duke St.; 717-299-8200).

Legal information, not legal advice. This page summarizes Lancaster County, Pennsylvania operational procedures for tax and mortgage foreclosure sales as of the last_verified date. Lancaster County operates under RETSL (72 P.S. §§ 5860.101–5860.803); there is no post-sale right of redemption. Verify all procedures, dates, and deadlines against the cited primary sources and with the Tax Claim Bureau (717-299-8232) or legal counsel before acting. Last verified: 2026-06-02.

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