Delaware County Sheriff's Office
Courthouse, Room 101, 201 W. Front St., Media, PA 19063
610-891-4296
Courthouse, Room 101. The Real Estate Department runs sheriff sales.
Official pageDelaware County guide · Foreclosure & sheriff sale
Facing Foreclosure in Delaware County, PA: Sheriff Sale Guide
Delaware County sheriff sales are held in person in Media, on a fixed monthly schedule. The county describes a public auction where bidders compete for properties. If you have received a foreclosure notice, a complaint or a sale notice, the stage you are in decides what you can still do, so start by finding out exactly which paper you are holding.
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Delco's pre-1950 twins and Chester's older industrial houses can carry deferred repairs that a retail buyer would need months to price. Kaizen's county notes describe dense inner-ring twins and small detached homes in Upper Darby and Drexel Hill. This guide covers Act 91, the sale-day process the county describes, and options before the sale date. It is general information, not legal advice.
Step by step in Delaware County
- 1
Start with the Act 91 notice
The lender begins the HEMAP process by issuing an Act 91 notice. PHFA says that if you apply within 33 days of the notice date, the lender cannot take further action while the application is handled. The home must be owner-occupied, the delinquency must come from circumstances beyond your control, and you must be able to resume full payments within 24 months.
- 2
Call a housing counselor early
PHFA says Pennsylvania residents are eligible for free counseling about delinquent mortgages and foreclosure prevention. A counselor meeting opens a 30-day window to submit the HEMAP application, and then PHFA has 60 days to decide. The Customer Solutions Center number is 1.855.U.Are.Home (827.3466).
- 3
Find the sale date and the case
If your property is on a sheriff sale list, the Real Estate Department can tell you what the county has on record. Call 610-891-4305. Have your docket number and address ready. The county's page does not describe how to stop a sale, so ask the plaintiff's attorney and your own attorney.
- 4
Understand how the auction works
The county describes a public auction where bidders compete. Properties are not available for pre-sale inspection. A buyer pays hand money by certified check at the sale and must pay the balance within ten calendar days to the Sheriff by certified check, or lose the hand money and the property.
- 5
Know that buyers inherit liens
The county tells bidders to consult an attorney because a purchaser may inherit liens that require payments beyond the bid. That risk is one reason owners with equity often look at selling before the sale date, and a reason to ask your attorney what liens sit on your property.
- 6
Get a written payoff
Ask the lender or its attorney for a written payoff and the current sale status. If your home is worth more than what you owe, a sale before the auction may protect that equity. If it is worth less, talk to a housing counselor or attorney about lender approval and other options.
- 7
Compare your options side by side
List the numbers: payoff, what an agent might get after commission and repairs, and a cash offer with no repairs. Time matters most. A listing that sits for months may not help if a sale date is close. Your attorney can tell you what the lender will accept.
Typical timeline
| Stage | Typical time |
|---|---|
| Act 91 notice, HEMAP application | 33 days from the notice date |
| HEMAP counselor submission | 30 days after meeting with a counselor |
| PHFA HEMAP decision | 60 days after PHFA receives the application |
| Delaware County sheriff sale | Third Friday of each month at 11:00 a.m. |
| Winning bidder's balance due | Within ten calendar days of the sale |
| Kaizen offer and closing | Offer in 24 hours; close in 14 to 30 days or on your date |
Delaware County offices you may deal with
Delaware County Real Estate Department (Sheriff Sales)
610-891-4305
Sale schedule, hand money rules and sale-day questions. A $250 per parcel fee applies effective January 1, 2026 under Act 48 of 2024.
Official pagePennsylvania Housing Finance Agency
1.855.827.3466
Act 91 and HEMAP, plus free housing counseling referrals.
Official pageYour selling options
Before the sale date, owners generally have a few paths: HEMAP if you qualify, a workout with the lender, a short sale if you owe more than the home is worth, listing with an agent, or a sale to a cash buyer. An agent listing can net the most when the house shows well and the sale date is far off. If repairs are heavy or time is short, a listing may not finish before the auction.
Kaizen can step in before the third-Friday auction in Media. We make an as-is cash offer within 24 hours, with no repairs and no agent commission, and can close in 14 to 30 days or on your date. We cannot stop or postpone a sheriff sale. Only the plaintiff's attorney or the court can do that, so talk to your lender's attorney and your own about timing. Call 267-329-0084.
Delaware County foreclosure questions
When are Delaware County sheriff sales?
The county says sales take place on the third Friday of each month at 11:00 a.m., or on Thursday if the third Friday is a holiday. They are held in the County Council Meeting Room on the first floor of the Government Center in Media.
Can I inspect a property before a Delco sheriff sale?
No. The county states properties are not available for pre-sale inspection. It also tells bidders to consult an attorney because purchasers may inherit liens.
What happens after someone wins the auction?
The buyer pays hand money by certified check at the sale and the balance is payable to the Sheriff within ten calendar days by certified check. If the balance is not paid, the buyer loses the hand money and the property. A $250 per parcel fee applies effective January 1, 2026.
What is an Act 91 notice and how long do I have?
It is the notice that begins the HEMAP process. If you apply timely, within 33 days of the notice date, PHFA says the lender can take no further action while your application is handled. Call PHFA at 1.855.U.Are.Home (827.3466).
Can Kaizen close before a Delaware County sheriff sale?
We can close in 14 to 30 days or on your date, with an offer in 24 hours, no repairs and no commission. Whether that is fast enough depends on the sale date, your payoff and the lender or court. Only the plaintiff's attorney or the court can confirm a postponement.
Related Delaware County pages
Sell your house fast in Delaware CountyHow to Sell an Inherited House in Delaware County, PA (Probate Guide)Facing Foreclosure in Upper Darby: Your OptionsFacing Foreclosure in 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 Montgomery County, PA: Online Sheriff Sale GuideFacing Foreclosure in Bucks County, PA: Sheriff Sale GuideFacing Foreclosure in Chester County, PA: Sheriff Sale Guide
Sources
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
- Sheriff's Office (Delaware County, PA, undated page)
- Real Estate Department, Sheriff Sales (Delaware County, PA, page cites fees effective Jan. 1, 2026)
- Foreclosure: Act 91 Notice and HEMAP (Pennsylvania Housing Finance Agency, undated page)
- County market notes (Delaware County) (Kaizen Home Buyers, 2026-07-15)
- Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
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