Westmoreland County, Pennsylvania — Tax Sale & Surplus Procedure

Local operations layer. The legal framework (RETSL redemption rules, surplus rights, statutes, case law) lives on the parent page → pennsylvania. This page covers how Westmoreland County actually runs it: in-person auctions at the Courthouse in Greensburg, specific dates, registration requirements, judicial sale procedure, the Westmoreland County Land Bank (WCLB), surplus claim procedure, and all offices/portals. Legal information, not legal advice. Last verified: 2026-06-02.

C0. Identity

• County seat: Greensburg, PA 15601
• Population (2020 census): 354,672
• FIPS: 42129
• Recording unit: county (Recorder of Deeds)
• Parent legal framework: pennsylvania — Westmoreland is a fourth-class county governed by RETSL (Act 542, 72 P.S. §§ 5860.101–5860.803); the Tax Claim Bureau (not the sheriff) conducts upset, judicial, bid-off, and repository tax sales. No post-sale right of redemption. Sheriff conducts mortgage-foreclosure sales.

C1. Local Tax Sale

Conducts own sale? Yes — the Westmoreland County Tax Office / Tax Claim Bureau runs all RETSL sale types. The sheriff runs separate mortgage-foreclosure sales.

Platform: In-person only — no online auction vendor identified. Upset and judicial sales are held at the Commissioners Meeting Rooms, Westmoreland County Courthouse, 2 North Main Street, Greensburg, PA 15601. All bidders must be physically present on sale day. — Source: https://www.westmorelandcountypa.gov/165/Annual-Upset-Tax-Sale ; https://www.westmorelandcountypa.gov/index.aspx?NID=169

Sale Calendar

Sources: Annual upset sale page (directly fetched); Judicial sales page (directly fetched); Sheriff sale schedule 2026 (directly fetched from https://www.westmorelandcountypa.gov/index.aspx?nid=360).

Registration & Deposit

Pre-registration is mandatory per Pennsylvania Act 33 (formerly House Bill 264) for both upset and judicial sales:

• Must appear in person at the Tax Claim Bureau, 40 N Pennsylvania Ave, Suite 109, Greensburg, PA 15601 at least 10 days prior to the scheduled sale.
• Registrations will not be accepted by mail or email.
• Non-refundable registration fee: $25 per registration application.
• Separate registration required for each sale.
• Registration opens after required advertisements are published.

For individuals:

• Bidder Registration Form (full legal name, residential address, phone number)
• Notarized Certification Affidavit

For corporations / LLCs / other entities:

• Copy of IRS-issued EIN letter
• Signed authorization documents from all managing partners, officers, and members with ownership interest
• Bidder Registration Form (legal business name, mailing address, phone, ownership list)
• Notarized Certification Affidavit with authorized bidder signatures and proof of legal authority

Affidavit certifications required: registrant must affirm (1) no PA real estate tax delinquencies; (2) no municipal utility bills more than one year outstanding; (3) not acting for barred individuals or entities; (4) no unresolved housing code violations in the past three years; and (5) for businesses, authorized to operate in Pennsylvania.

Payment terms (upset and judicial sales): “Cash only; all sales are final.” Full payment due by 3:30 PM on the day of the sale. No post-sale refunds (“NO REFUNDS!”). — Source: https://www.westmorelandcountypa.gov/3005/Pre-Registration ; https://www.westmorelandcountypa.gov/166/Tax-Sale-Information

Payment terms (judicial sale additional fees): Opening bid includes Tax Claim Bureau accrued costs + recording fees ($110.25 + 2$25 deed preparation fee. — Source: https://www.westmorelandcountypa.gov/index.aspx?NID=169

Buyer responsibilities: Transfer taxes and recording costs are the buyer’s responsibility at the upset sale. Buyers are cautioned: “mortgages, judgments or other liens of record against the property you purchase may not be divested by this sale” (upset sale — undivested-liens-upset-sale). Title searches recommended before bidding.

Delinquent List

• 2025 AD LIST (advertising list for the September 8, 2025 upset sale): downloadable at https://www.westmorelandcountypa.gov/DocumentCenter/View/34033/2025-AD-LIST
• Previous sale results (2022–2025) available on the annual upset sale page.
• Judicial sale list for June 8, 2026: https://www.westmorelandcountypa.gov/DocumentCenter/View/35615/Sale-List-6-8-26
• Repository list: https://www.westmorelandcountypa.gov/2722/Repository-List

Subscription database (paid): Tax Claim / Real Estate Inquiry subscription available at https://lookserver.westmorelandcountypa.gov/newlookserver11.1

Upset-Sale Lien Trap

The upset-sale deed is subject to all recorded liens/mortgages not included in the upset price (RETSL § 609); only a judicial sale delivers a free-and-clear deed (except federal liens). The county states this expressly in the upset sale materials. — undivested-liens-upset-sale

Repository Sales

After judicial and bid-off sales, unsold properties enter the repository. Anyone except the prior property owner may submit a bid. The Tax Claim Bureau director reviews the bid; if accepted, the purchaser pays that day and there is a 60-calendar-day waiting period for municipal and school district consent. If consent is denied, a full refund is processed. A deed is prepared upon final approval. Repository properties are non-taxable until purchased. — Source: https://www.westmorelandcountypa.gov/2722/Repository-List

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

No post-sale right of redemption under RETSL. The county’s upset sale materials state: “buyers responsible for transfer taxes and recording costs” and “all sales are final.” — RETSL § 501; pennsylvania Module 2.

Pre-sale cure: Owner, any lien creditor, or other interested party may stop the sale by paying all delinquent taxes, interest, and costs before the sale. Per county procedure, the last payment day before the September 2025 upset sale was Friday, September 5, 2025 (for in-person office payments) or Thursday, September 4, 2025 (for credit card payments). No payments accepted on sale day before 10:00 AM. — Source: https://www.westmorelandcountypa.gov/165/Annual-Upset-Tax-Sale

Payment agreement option: The bureau accepts installment/payment agreements for residents with overdue taxes lasting two or more years on their homes, during the window from May 1 to the Friday before the Annual Sale in September. — Source: https://www.westmorelandcountypa.gov/index.aspx?NID=164

Redemption office (pre-sale cure):

• Tax Office / Tax Claim Bureau
• 40 N Pennsylvania Ave, Suite 109, Greensburg, PA 15601
• Phone: (724) 830-3428
• Hours: Monday–Friday, 8:30 AM–4:00 PM (payments accepted until 3:45 PM)
• Online payment: https://paylocalgov.com/Payment/SelectEntity/270

Accepted payment methods: cash, money orders, cashier checks, certified checks. Personal checks not accepted. Debit card: 1.00% fee; Credit card: 2.60% fee.

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

Governing law: RETSL § 205(d)–(f) — proceeds distributed by the Tax Claim Bureau through a Court of Common Pleas-confirmed distribution schedule; owner’s surplus must be claimed within 3 years or it redistributes to taxing districts (§ 205(f)). — See pennsylvania Module 3 and surplus-3-year-forfeiture.

Surplus claim filing venue:

Claim process (consistent with RETSL § 205(e) and PA practice):

1. Tax Claim Bureau petitions the Westmoreland County Court of Common Pleas for confirmation of the distribution schedule (§ 205(e)).
2. Former owner and other distributees served by first-class mail with a rule to show cause on the proposed distribution.
3. Former owner submits a claim form (notarized) plus photo ID to the bureau. For estates: notarized form + photo ID + short certificate; check issued in estate name.
4. Claim deadline: 3 years from the sale date (RETSL § 205(f)). Unclaimed surplus redistributes to taxing districts pro rata.

Unclaimed funds list published: needs_verification — Westmoreland County does not appear to publish a public unclaimed surplus list on its website (no list was found at fetched pages). The bureau should be contacted directly to confirm whether an unclaimed-surplus list exists.

Third-party finder rules: Consistent with PA Treasury and statewide practice, third-party finders must be registered with the PA Treasury as unclaimed-property finders and present a signed owner-finder agreement to the bureau. needs_verification for Westmoreland-specific written policy or published procedure (no Westmoreland-specific surplus claim procedure document was retrieved, unlike Cumberland County’s published PDF).

Fee cap on finder fees: needs_verification — no RETSL statutory cap located; PA Treasury unclaimed-property finder rules govern (not separately retrieved).

▸ For Investors / Operators — Westmoreland County holds in-person only sales at the Commissioners Meeting Rooms, 2 North Main Street, Greensburg; no online auction platform has been identified. The annual upset sale is typically in September (last confirmed: September 8, 2025); judicial sales are held as needed (next: June 8, 2026, 10 AM). Mandatory Act 33 pre-registration is required at least 10 days before each sale in person at the Tax Claim Bureau (40 N Pennsylvania Ave, Suite 109; $25 non-refundable fee). Full cash payment is due by 3:30 PM on sale day; no refunds. Note the critical lien trap: upset-sale deeds carry undivested liens (RETSL § 609); only a judicial-sale deed delivers free-and-clear title (except federal liens). The Westmoreland County Land Bank (WCLB) may acquire judicial-sale parcels by negotiated price under PA Land Bank Act § 2117(c)(3). A quiet-title action in the Court of Common Pleas (filing fee$166) is practically required for insurable title.

▸ For Former Owners — Surplus proceeds are distributed by the Tax Claim Bureau through a Court of Common Pleas-confirmed distribution schedule (RETSL § 205(d)–(e)). The Bureau will notify you by first-class mail with a rule to show cause on the proposed distribution. Submit a notarized claim form plus photo ID to the Bureau (Carol Smartnick, Director; 724-830-3428; 40 N Pennsylvania Ave, Suite 109, Greensburg). The claim deadline is 3 years from the sale date (RETSL § 205(f)); unclaimed surplus redistributes to the taxing districts after that period. For estate claimants, a short certificate is also required. No publicly accessible unclaimed-surplus list was identified; contact the Bureau directly to check the status of any specific sale.

C4. Offices & Contacts

General county main line: (724) 830-3000 | 2 N Main Street, Suite 101, Greensburg, PA 15601

Sources: county directory page (directly fetched); Directory.aspx?did=7 (Recorder); Directory.aspx?did=114 (Prothonotary); Directory.aspx?did=78 (Clerk of Courts); Directory.aspx?did=51 (Tax Bureau Director); Westmoreland County Sheriff page; taxsaleresources.com corroboration for Treasurer.

C5. Local Procedure Notes

• In-person bidding only. Unlike Cumberland County (which uses Bid4Assets online), Westmoreland holds upset and judicial sales entirely in-person at the Commissioners Meeting Rooms. Bidders must be physically present on sale day.
• Cash only; no post-sale refunds. Payment in full by 3:30 PM on sale day; no exceptions.
• Act 33 pre-registration is mandatory for both upset and judicial sales, in-person, at least 10 days before the sale. The $25 fee is non-refundable.
• Payment agreement window for two-year-plus delinquencies: May 1 through the Friday before the September annual sale.
• Judicial sale opening bid formula: Tax Claim Bureau accrued costs + $110.25 recording fee + 2$25 deed preparation fee. Judicial-sale properties sell free and clear of all liens except federal (U.S. government) liens.
• Bid-off sale for judicial-sale unsold properties: registered parties have 10 calendar days after the judicial sale to register; the 60-day consent period applies.
• Repository non-taxable holding: properties in the repository are non-taxable until purchased (a meaningful holding-cost advantage).
• Sheriff sales (mortgage foreclosure): filed with the Prothonotary (not the sheriff directly); $2,500 advance costs required; all sales at 9:00 AM at Commissioners Meeting Rooms (with occasional venue changes by court order); schedule of distribution filed by the sheriff within 30 days of sale date; exceptions must be filed within 10 days of the distribution schedule filing. — Source: https://www.westmorelandcountypa.gov/index.aspx?nid=362 (filing instructions) and https://www.westmorelandcountypa.gov/index.aspx?NID=365 (conditions of sale).
• Sheriff sale payment (mortgage): 10% of bid in cash/certified check/cashier’s check at time of sale; balance due within 10 days at 11:00 AM. If sale was previously adjourned, full bid amount due at sale time. County realty transfer tax for deed recording paid by buyer; PA realty transfer tax paid by the sheriff from proceeds.
• Westmoreland County Land Bank (WCLB) is an active participant at judicial sales (see C10). It may acquire properties on agreed-price terms under PA Land Bank Act § 2117(c)(3), bypassing the standard judicial-sale competitive-bid process.

C6. Records Access

Sources: Public Record Searches page (https://www.westmorelandcountypa.gov/index.aspx?NID=163), directly fetched.

C8. Title & Quiet Title

Title type: tax deed (RETSL) — two varieties:

• Upset-sale deed: conveys title subject to undivested liens/mortgages not in the upset price (RETSL § 609). Title is encumbered and generally not insurable without curing liens or proceeding to judicial sale.
• Judicial-sale deed / repository deed / bid-off deed: sold “free and clear” of all property taxes, liens, mortgages, and judgments (except U.S. government liens). Closer to insurable but still commonly requires quiet title action for underwriter comfort.

Quiet title action:

• Required? Practically required for insurable title, especially after an upset-sale purchase. Most title companies will not insure tax deed properties for 2–3 years post-sale without a quiet title action. — Source: https://www.taxtitleservices.com/quiet-title-action-pennsylvania
• Type: judicial action in equity
• Court: Court of Common Pleas of Westmoreland County — filed with the Prothonotary (Gina O’Barto), 2 N Main St, Suite 501, Greensburg, PA 15601; phone (724) 830-3502.
• Filing fee (Prothonotary): Civil Complaint (includes Quiet Title) = $166.00; Judgment on Quiet Title = $20.50. — Source: Westmoreland County Prothonotary Fee Schedule, effective December 1, 2025 (directly extracted from https://www.westmorelandcountypa.gov/DocumentCenter/View/23646/Court-Fees).
• Typical timeline: minimum 6 months for an uncontested action; longer if contested. — Source: taxtitleservices.com (corroborating secondary)
• Typical total cost: attorney fees + filing fees + title search + publication: in excess of $4,500 is the commonly cited floor. — Source: taxtitleservices.com (secondary; independently corroborated by industry practice)
• Alternative: Tax Title Services offers a certification process (accepted by some PA underwriters) as a substitute for a full court-based quiet title, reportedly completable in 30–40 days. — Source: https://www.taxtitleservices.com/pennsylvania (secondary)

Deed seasoning local notes: Even after a judicial sale (free-and-clear), title companies typically want a seasoning period or a completed quiet title before issuing insurance. Upset-sale deeds additionally require resolution of undivested liens. The PA upset-sale lien-trap (undivested-liens-upset-sale) is the most common title problem locally.

Fee schedule confirmation: The Prothonotary fee schedule (December 1, 2025 edition, authored by Gina O’Barto) also lists: “Objection & Exception to Tax Sale” and “Special Relief to set Aside Judicial Tax Sale” and “Stay of Tax Sale” as Motions/Petitions at $165.50. — Same source.

Title insurers active locally: needs_verification — no Westmoreland-specific underwriter list was retrieved. Industry practice in RETSL counties includes Stewart Title (see https://www.stewart.com/en/insights/beware-of-title-derived-through-tax-sales), and typical PA underwriters (Old Republic, First American, Fidelity). Tax Title Services operates in PA as an alternative certification provider.

C9. Purchaser Obligations

Subsequent tax payment office:

• Delinquent taxes (two or more years prior to current year): Westmoreland County Tax Office / Tax Claim Bureau, 40 N Pennsylvania Ave, Suite 109, Greensburg, PA 15601; (724) 830-3428; online at https://paylocalgov.com/Payment/SelectEntity/270
• Current-year and immediately-prior-year taxes: local municipal tax collector for the property’s municipality (Westmoreland County has 65 taxing districts with individual collectors; see https://www.westmorelandcountypa.gov/index.aspx?NID=162 for full tax collector directory)
• The county millage rates are published at the county Tax Office page: county general 25.00 mills + county debt service 3.48 mills (2026) for all municipalities. School millage published separately in July.

Notice-to-owner procedure: Under RETSL, once the Tax Claim Bureau petitions the Court of Common Pleas for confirmation of the distribution schedule (§ 205(e)), the rule to show cause is served on each distributee (including the former owner) by first-class mail at the last known address. The bureau handles this notice — no separate notice obligation falls on the purchaser for tax-sale surplus. However, if the purchaser takes possession of occupied property during the 60-day § 607 objection/exception window (between confirmation nisi and confirmation absolute), practical notice to occupants is advisable. needs_verification for any local Westmoreland court rule on purchaser notice to occupants.

Redemption payment office: No post-sale redemption right under RETSL. Pre-sale cure payments go to the Tax Claim Bureau at the address above. Online: https://paylocalgov.com/Payment/SelectEntity/270.

Occupancy and access notes: RETSL provides no post-sale redemption and no statutory right for the prior owner to remain in possession after the sale. However, confirmation of the sale does not become absolute until 30 days after confirmation nisi (§ 607), during which the former owner may file objections/exceptions. Practical possession disputes are resolved through the Court of Common Pleas. needs_verification for Westmoreland-specific local court rules or common practice for ejectment timing.

C10. Local Restrictions

Westmoreland County Land Bank (WCLB) — active:

• Name: Westmoreland County Land Bank (WCLB)
• Established: by Westmoreland County Board of Commissioners Ordinance 10-2013 (December 19, 2013)
• Authority: 68 Pa.C.S.A. § 2101 et seq., PA Land Bank Act (Act 153 of 2012)
• Website: https://www.westmorelandcountypa.gov/2149/Land-Bank-Properties
• Policies document: “Acquisition, Real Property Management, and Sales Policies and Procedures,” as approved and adopted by the WCLB Board of Directors on April 30, 2024 (directly retrieved and extracted)
• Mission: reposition blighted/vacant tax-delinquent properties onto the active tax roll
• Primary acquisition method: judicial free-and-clear sales are the primary intended route

WCLB at judicial sales — Land Bank Act § 2117(c)(3) special provision: Under the PA Land Bank Act § 2117(c)(3), when WCLB is the purchaser at a judicially-ordered tax sale, the form, substance, and timing of payment may be as mutually agreed between WCLB and the plaintiff (Tax Claim Bureau), notwithstanding RETSL § 612’s standard payment terms. WCLB receives absolute title free and discharged of all tax and municipal claims, liens, mortgages, ground rents, charges, and estates. This provision allows WCLB to negotiate price directly with the bureau rather than competing at open auction. — Source: WCLB Policies and Procedures (April 30, 2024), Section 2.10 (directly extracted PDF)

Right of first refusal (ROFR): The WCLB policies do not describe a formal ROFR over third-party tax-sale purchases. WCLB participates as a bidder at tax sales. Member municipalities have a 14-day review window over proposed WCLB sales of its inventory (to raise concerns about buyer qualifications or reuse priorities), but this is not a municipal ROFR over the original tax sale. The PA Land Bank Act does not create a statutory ROFR over non-land-bank purchases at public tax sales. needs_verification for any local ordinance granting ROFR to WCLB or member municipalities over tax-sale properties before public auction.

Entity / insider restrictions (WCLB sales):

• Wholesaling, arbitrage, and value speculation are explicitly prohibited for WCLB buyers (WCLB Policies § 4.5)
• Sales to public officials and public employees require open public board meeting, vote with conflict-of-interest recusals, and a signed legal opinion from the municipality’s solicitor (§ 4.17)
• All buyers must agree that the real estate will be subject to property taxes for at least 5 years after settlement and that no tax-assessment appeal or tax exemption will be filed for that period without WCLB’s written consent (§ 4.1)
• Buyers must be residents of Westmoreland County or a bordering county for at least one year before the purchase agreement is signed (applicable to individual buyer programs; confirmed in WCLB buyer qualification provisions § 4.7 and § 4.12, extracted from directly-retrieved Policies PDF)
• WCLB Board approval required for any sale exceeding $50,000 in consideration (§ 4.20)
• Option to purchase available at 10% of parcel price; option period: 6 months (non-refundable) (§ 4.18)

Note on open-market (non-WCLB) tax-sale purchases: RETSL bidder pre-registration under Act 33 (§ 501-A) requires affidavit certifying no delinquent taxes, no unresolved code violations, and no acting on behalf of disqualified persons — this applies to all bidders countywide, not just WCLB buyers.

Sources: WCLB Policies and Procedures (April 30, 2024), directly extracted; https://www.westmorelandcountypa.gov/2149/Land-Bank-Properties (directly fetched).

C7. Meta

sources:

• {type: official, url: https://www.westmorelandcountypa.gov/165/Annual-Upset-Tax-Sale, retrieved: 2026-06-02} — Annual Upset Tax Sale page; confirmed September 8, 2025 sale date and location, pre-registration requirements, payment deadlines (Sept 4 credit card / Sept 5 in-office), Leree Booker contact, “cash only/all sales are final” terms, 2025 AD List link.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=165, retrieved: 2026-06-02} — Same page via NID; confirmed Act 33 pre-registration language, in-person requirement, $25 fee, upset-sale lien warning.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=169, retrieved: 2026-06-02} — Judicial Sales page; confirmed June 8, 2026 sale (10:00 AM, Courthouse First Floor), May 29, 2026 registration deadline, opening bid formula ($110.25 + 2$25 deed prep), free-and-clear (except federal liens), bid-off 10-day period, repository list.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=167, retrieved: 2026-06-02} — Judicial sale next scheduled date June 8, 2026; registration deadline May 29, 2026; in-person registration only.
• {type: official, url: https://www.westmorelandcountypa.gov/3005/Pre-Registration, retrieved: 2026-06-02} — Pre-Registration page; Act 33 / HB 264 authority; full bidder requirements for individuals and entities; affidavit certifications; $25 fee; in-person only.
• {type: official, url: https://www.westmorelandcountypa.gov/166/Tax-Sale-Information, retrieved: 2026-06-02} — Tax Sale Information overview; upset, private, judicial, bid-off, repository sale descriptions; “NO REFUNDS!”; 3:30 PM payment deadline; $25 deed fee; Leree Booker contact.
• {type: official, url: https://www.westmorelandcountypa.gov/2722/Repository-List, retrieved: 2026-06-02} — Repository sales; 60-day consent period; Leree Booker contact; (724) 853-4628 fax.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=164, retrieved: 2026-06-02} — Delinquent Tax Payments page; 65 districts; payment agreements May 1–Friday before sale; cash/money order/cashier check/certified check; no personal checks; debit 1%, credit 2.60%.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=360, retrieved: 2026-06-02} — Sheriff sales 2026 schedule; six sale dates (Jan 5, Mar 2, May 4, Jul 6, Sep 8, Nov 2 at 9:00 AM); subject to change by order of court.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?nid=362, retrieved: 2026-06-02} — Sheriff real estate filing instructions; 9 steps; $2,500 advance costs; Commissioners Meeting Rooms (exception Nov 3, 2025 Senior Judge Courtroom 4th Floor); copy requirements for Affidavit per Rule 3129.1.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=365, retrieved: 2026-06-02} — Sheriff sale conditions of sale; 10% deposit (cash/certified/cashier’s check); balance due within 10 days at 11:00 AM; county realty transfer tax paid by buyer; PA realty transfer tax paid by sheriff from proceeds; distribution schedule filed within 30 days; exceptions within 10 days.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=366, retrieved: 2026-06-02} — Sheriff notice on PA documentary stamps / Act 77 of 1986 deductions.
• {type: official, url: https://www.westmorelandcountypa.gov/index.aspx?NID=163, retrieved: 2026-06-02} — Public Record Searches page; confirmed all portal URLs: deeds (http://deeds.westmorelandcountypa.gov/paxworld), real property (https://realproperty.westmorelandcountypa.gov/EGSWM/RPSearch.do), GIS (https://gis.westmorelandcountypa.gov/apps/public/), civil records (prothonotary.westmorelandcountypa.gov/ijems), estates, paid subscription (lookserver.westmorelandcountypa.gov).
• {type: official, url: https://www.westmorelandcountypa.gov/Directory.aspx?did=7, retrieved: 2026-06-02} — Recorder Frank Schiefer; 2 N Main St, Ste 503 (also listed as Suite 420 for Copy & Research); (724) 830-3518; (724) 830-3522 (Copy & Research).
• {type: official, url: https://www.westmorelandcountypa.gov/Directory.aspx?did=114, retrieved: 2026-06-02} — Prothonotary Gina O’Barto; 2 N Main St, Suite 501; (724) 830-3502.
• {type: official, url: https://www.westmorelandcountypa.gov/Directory.aspx?did=78, retrieved: 2026-06-02} — Clerk of Courts Megan Loughner; 2 N Main St, Suite 203; (724) 830-3734; Fax (724) 850-3979.
• {type: official, url: https://www.westmorelandcountypa.gov/Directory.aspx?did=51, retrieved: 2026-06-02} — Tax Bureau Director Carol Smartnick; 40 N Pennsylvania Ave, Suite 109; (724) 830-3424; hours Mon–Fri 8:30–4:00.
• {type: official, url: https://www.westmorelandcountypa.gov/DocumentCenter/View/23646/Court-Fees, retrieved: 2026-06-02} — Westmoreland County Prothonotary Fee Schedule, effective December 1, 2025 (authored by Gina O’Barto); Civil Complaint (incl. Quiet Title) $166.00; Judgment on Quiet Title$20.50; Motions/Petitions (incl. Objection to Tax Sale, Special Relief to Set Aside Judicial Tax Sale, Stay of Tax Sale) $165.50. Directly extracted via pdftotext.
• {type: official, url: https://www.westmorelandcountypa.gov/2149/Land-Bank-Properties, retrieved: 2026-06-02} — WCLB properties page; mission statement; interactive dashboard; policy document link; FAQ.
• {type: official, url: https://www.westmorelandcountypa.gov/DocumentCenter/View/31108/WCLB-Policies-and-Procedures-20240430, retrieved: 2026-06-02} — WCLB Acquisition, Real Property Management, and Sales Policies and Procedures (April 30, 2024, 25 pp.); full text directly extracted via pdftotext. Confirms: authorized by PA Land Bank Act (68 Pa.C.S.A. § 2101 et seq., Act 153 of 2012), Ordinance 10-2013; § 2117(c)(3) judicial-sale provision; 14-day municipal review; residency requirement (Westmoreland or bordering county, 1 year); prohibited sale types (wholesaling, arbitrage, speculation); public-official sale procedures; 5-year tax obligation; $50,000 board-approval threshold.
• {type: official, url: http://deeds.westmorelandcountypa.gov/paxworld, retrieved: 2026-06-02} — Recorder of Deeds portal (Document Technology Systems); Recorder Frank Schiefer; 40 N Pennsylvania Ave, Suite 420; AlertMe fraud-protection service; deed records accessible.
• {type: official, url: https://paylocalgov.com/Payment/SelectEntity/270, retrieved: 2026-06-02} — Westmoreland County delinquent tax payment portal (Value Payment Systems); confirmed as Westmoreland County.
• {type: official, url: https://www.westmorelandcountypa.gov/directory, retrieved: 2026-06-02} — County directory; confirmed phone numbers for Recorder (830-3518), Prothonotary (830-3502), Clerk of Courts (830-3734), Sheriff (830-3457), Tax Bureau (830-3428).
• {type: secondary, url: https://www.taxsaleresources.com/counties/westmoreland-county-pennsylvania, retrieved: 2026-06-02} — Corroborates Treasurer Jared M. Squires, (724) 830-3180, 2 N Main St, Suite 110; Recorder address 40 N Pennsylvania Ave; Tax Claims Bureau authority.
• {type: secondary, url: https://www.taxtitleservices.com/quiet-title-action-pennsylvania, retrieved: 2026-06-02} — PA quiet title: average cost in excess of $4,500; minimum 6 months; 2–3 year insurer wait without QT; Tax Title Services certification alternative (30–40 days). Secondary source.
• {type: secondary, url: https://community.triblive.com/greensburg-us-pa/westmoreland-county-clerk-of-courts-724-830-3734/2024-11-27-12752026-notice-of-judicial-sale-pursuant-to-the-provisions-of-the-real-estate-tax-sale-law-act-of-july-7-1947-pl-1368-as-amended-the-following-properties-shall-be-offered-for-sale-free-and-clear-of-all-delinquent-taxes-and-municipal-claims-mort, retrieved: 2026-06-02} — November 27, 2024 notice of judicial sale; confirms RETSL Act 542 authority; “free and clear of all delinquent taxes and municipal claims, mortgages” language. Corroborating.

needs_verification:

• Unclaimed surplus list — no Westmoreland County public unclaimed-surplus list was found on fetched pages; contact bureau directly to confirm publication and URL. (Compare Cumberland County which publishes its list at DocumentCenter/View/42153.)
• Westmoreland-specific surplus claim procedure document — the county does not appear to have published a standalone “overages and claim procedure” PDF like Cumberland County. Confirm with bureau whether a procedure document exists and its URL.
• Third-party finder / surplus recovery written policy — confirmed by analogy to PA statewide practice (PA Treasury registration + signed owner agreement required) but not confirmed from a Westmoreland-specific official document.
• PA Treasury finder fee cap and contract disclosure rules — not retrieved for any PA county (statewide gap; see pennsylvania Module 3).
• ROFR / pre-emption by WCLB or member municipalities over open-market tax-sale purchases — WCLB policies describe a 14-day review over WCLB’s own re-sales, not a ROFR over third-party tax-sale bids. No local ordinance granting ROFR was located.
• Title insurers active locally — no Westmoreland-specific underwriter list retrieved; statewide PA underwriters (Stewart, Old Republic, First American, Fidelity) are generally available but county-level underwriter posture on tax deeds was not confirmed from retrieved sources.
• Recorder of Deeds office address discrepancy — directory page lists Suite 503 (2 N Main St) while deed portal lists Suite 420 (40 N Pennsylvania Ave). Verify current office location.
• Local court rule or practice for ejectment timing after tax-sale confirmation absolute — no local rule retrieved.
• Payment agreement / installment plan details — bureau page confirms window (May 1 through Friday before annual sale) but statutory percentage and formal terms not confirmed from retrieved pages (RETSL § 603 governs generally).

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

changelog:

• 2026-06-02 — Initial population. Annual upset sale page, judicial sales page, pre-registration page, tax sale information page, repository list, delinquent tax payment page, sheriff sale schedule (2025 and 2026), sheriff filing instructions, sheriff conditions of sale, all office directory entries, court fee schedule (Dec 2025), Public Record Searches page (all portal URLs), WCLB Policies and Procedures (April 30, 2024 — 25 pp. fully extracted), and deed portal all directly fetched. Court fee schedule and WCLB policy document fully extracted via pdftotext. Recorder address discrepancy noted in needs_verification.

▸ For Investors / Operators — Westmoreland County holds in-person only sales at the Commissioners Meeting Rooms, 2 North Main Street, Greensburg; no online auction platform has been identified. The annual upset sale is typically in September (last confirmed: September 8, 2025); judicial sales are held as needed (next: June 8, 2026, 10 AM). Mandatory Act 33 pre-registration is required at least 10 days before each sale in person at the Tax Claim Bureau (40 N Pennsylvania Ave, Suite 109; $25 non-refundable fee). Full cash payment is due by 3:30 PM on sale day; no refunds. Note the critical lien trap: upset-sale deeds carry undivested liens (RETSL § 609); only a judicial-sale deed delivers free-and-clear title (except federal liens). The Westmoreland County Land Bank (WCLB) may acquire judicial-sale parcels by negotiated price under PA Land Bank Act § 2117(c)(3). A quiet-title action in the Court of Common Pleas (filing fee$166) is practically required for insurable title.

▸ For Former Owners — Surplus proceeds are distributed by the Tax Claim Bureau through a Court of Common Pleas-confirmed distribution schedule (RETSL § 205(d)–(e)). The Bureau will notify you by first-class mail with a rule to show cause on the proposed distribution. Submit a notarized claim form plus photo ID to the Bureau (Carol Smartnick, Director; 724-830-3428; 40 N Pennsylvania Ave, Suite 109, Greensburg). The claim deadline is 3 years from the sale date (RETSL § 205(f)); unclaimed surplus redistributes to the taxing districts after that period. For estate claimants, a short certificate is also required. No publicly accessible unclaimed-surplus list was identified; contact the Bureau directly to check the status of any specific sale.

Legal information, not legal advice. This page summarizes Westmoreland County, Pennsylvania tax sale and surplus-recovery procedure from official county sources as of the last_verified date. Westmoreland County operates under RETSL (Act 542, 72 P.S. §§ 5860.101–5860.803) — verify current sale dates, registration requirements, and claim deadlines directly with the Tax Claim Bureau before acting. The Westmoreland County Land Bank is an active participant in judicial sales and its policies may affect property availability. Last verified: 2026-06-02.