Chester County Sheriff's Office
201 W Market Street, Suite 1201, West Chester, PA 19382
610-344-6850
Real estate sheriff sales, online through Bid4Assets.
Official pageChester County guide · Foreclosure & sheriff sale
Facing Foreclosure in Chester County, PA: Sheriff Sale Guide
Chester County sheriff sales are held online on the third Thursday of the month, January through November, with no sale in December. They begin at 11:00 a.m. through Bid4Assets. In 2026 the county postponed its May through August sales, so the calendar has shifted. If you are on a sale list, confirm your date directly with the Sheriff's Office. The Sheriff's Office is in Suite 1201 of 201 W Market Street, West Chester, and its number is 610-344-6850.
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Chester County homes range from historic stone farmhouses to older borough blocks and large-lot subdivisions, and acreage and private utilities change how fast a house sells. This guide covers Act 91, the county sale rules published by the Sheriff, and options before the sale. It is general information, not legal advice.
Step by step in Chester County
- 1
Find the Act 91 notice
Start by finding the Act 91 notice. If one arrived, the 33-day clock to apply for HEMAP began on the date printed on it. PHFA says a timely application stops further lender action while it is handled. Eligibility also requires owner-occupancy, a hardship beyond your control, and a realistic ability to resume full payments within 24 months.
- 2
Ask about free counseling
Call PHFA at 1.855.U.Are.Home (827.3466) and ask about free housing counseling, which PHFA offers to Pennsylvania residents facing mortgage delinquency. A counselor meeting starts a 30-day window to submit the HEMAP application. PHFA then has 60 days to decide, so build that time into any plan.
- 3
Confirm your sale date with the Sheriff
The county reports it postponed the May, June, July and August 2026 sales and moved them to September, October and November. A rescheduled date may not match the date on an older notice. Call 610-344-6850 and ask for the current status of your case. Ask whether your case is one of the rescheduled sales and whether the lender's attorney has requested any further change.
- 4
Understand the online format
Because sales run through Bid4Assets, bidders can take part online. The page lists the sale start time as 11:00 a.m. It also says that if county sites are closed on a sale day, such as for bad weather, sales are cancelled and the next scheduled sale date becomes the rescheduled date. Check the weather rule if a storm is forecast.
- 5
Learn who can stop the sale
The county's sale page does not describe how to postpone or stop a sale. In general, the plaintiff's attorney and the court control the case. Ask your lender's attorney, and have your own attorney or a legal aid group read your papers.
- 6
Get a written payoff
Request a payoff from the lender or its attorney. If the property is worth more than you owe, selling before the sale may protect your equity. If it is worth less, ask a counselor about lender approval and other options.
- 7
Weigh the cost of waiting
A farmhouse or large-lot property with a private well or septic system can take longer to sell on the open market. If the date is close, compare a quick as-is sale to a listing that may not close. Ask your attorney how an agreement with the lender would be documented. Take dated photos of the property's condition. They help an agent, an appraiser or a cash buyer give you a realistic number quickly.
Typical timeline
| Stage | Typical time |
|---|---|
| Act 91 notice, HEMAP application | 33 days from the notice date |
| HEMAP counselor submission and PHFA decision | 30 days to submit; PHFA then has 60 days |
| Chester County sheriff sale | Third Thursday, January through November, 11:00 a.m. |
| 2026 rescheduled sales on the page | Sept. 17, Oct. 15 and Nov. 19, 2026 |
| Kaizen offer and closing | Offer in 24 hours; close in 14 to 30 days or on your date |
Chester County offices you may deal with
Pennsylvania Housing Finance Agency
1.855.827.3466
Act 91, HEMAP and free housing counseling.
Official pageYour selling options
Before the sale, you might pursue HEMAP, a loan workout, a short sale, an agent listing or a cash sale. A listing can bring the highest price if the home shows well and the date is far away. A stone farmhouse or older Coatesville property may need work first, and a financed buyer may need inspections and approvals that take time. Large lots, outbuildings and private utilities raise questions that only an on-site look can answer, so expect any buyer to ask for access.
Kaizen buys as-is for cash. Expect an offer within 24 hours, no repair requests and no agent commission, with closing in 14 to 30 days or on your date. We cannot move a third-Thursday sale. Only the plaintiff's attorney or the court can, so involve your lender's attorney and your own early. Call 267-329-0084.
Chester County foreclosure questions
When are Chester County sheriff sales?
The county says the third Thursday of the month, January through November, starting at 11:00 a.m. online through Bid4Assets. No sales are held in December.
Were Chester County sheriff sales postponed in 2026?
Yes. The county page says no sheriff sales will be held in May, June, July and August 2026, and lists the postponed sales as rescheduled to September 17, October 15 and November 19. Confirm the current status with the Sheriff's Office at 610-344-6850.
What happens if there is a snowstorm on a sale day?
The county says sales are cancelled if county sites close on a sale day, and the next scheduled sale date becomes the rescheduled sale date.
How long do I have to apply for HEMAP after an Act 91 notice?
PHFA says 33 days from the date of the notice. A timely application means the lender cannot take further action while it is processed. Questions go to PHFA at 1.855.U.Are.Home (827.3466).
Does Kaizen buy Chester County houses before a sheriff sale?
We can send an as-is cash offer within 24 hours, with no repairs and no commission, and close in 14 to 30 days or on your date. Timing against a sale depends on your payoff and lender. A postponement can only be confirmed by the plaintiff's attorney or the court.
Related Chester County pages
Sell your house fast in Chester CountyHow to Sell an Inherited House in Chester County, PA (Probate Guide)Facing Foreclosure in West Chester, PA: Your OptionsWhat is an Act 91 notice in Pennsylvania and what should I do when I get one?How long does foreclosure take in Pennsylvania?How much notice do I get before a sheriff sale in Pennsylvania?Can I sell my house after a sheriff sale is scheduled in Pennsylvania?Can I stop a sheriff sale in Philadelphia?What is HEMAP and who qualifies in Pennsylvania?Facing Foreclosure in Philadelphia County: Diversion Program and Sheriff Sale GuideFacing Foreclosure in Delaware County, PA: Sheriff Sale GuideFacing Foreclosure in Montgomery County, PA: Online Sheriff Sale GuideFacing Foreclosure in Bucks County, PA: Sheriff Sale Guide
Sources
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
- Sheriff Real Estate Sales (Chester County, PA, page lists 2026 postponements)
- Foreclosure: Act 91 Notice and HEMAP (Pennsylvania Housing Finance Agency, undated page)
- County market notes (Chester County) (Kaizen Home Buyers, 2026-07-15)
- Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
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