Luzerne County Sheriff's Office
Luzerne County Courthouse, Basement Level, 200 N River Street, Wilkes-Barre, PA 18711
570-825-1651
Sale schedule, bidding terms and the online sale listing.
Official pageLuzerne County guide · Foreclosure & sheriff sale
Facing Foreclosure in Luzerne County, PA: Sheriff Sale Guide
Luzerne County holds sheriff sales on the first Friday of every other month at 10:30 a.m. at the Luzerne County Courthouse, unless a court order moves the date. That is six sales a year, not twelve. The next one listed is December 4, 2026. A lender who misses one date waits two months for the next, which changes the timing math for owners.
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Kaizen's county notes describe older small-city rowhouses and rural coal-era homes, Susquehanna River flood zones and mine subsidence in some areas. This guide covers Act 91, the Luzerne sale rules, the upset price and options before a sale. It is general information, not legal advice.
Step by step in Luzerne County
- 1
Look for the Act 91 notice
Your lender uses an Act 91 notice to tell you about HEMAP. PHFA says to apply within 33 days of the notice date, and the lender cannot act further while the application proceeds. The home must be owner-occupied and the delinquency caused by events outside your control.
- 2
Use the free counseling
PHFA says any Pennsylvania resident can get housing counseling at no charge. After the counselor meets with you, you have 30 days to submit the HEMAP application, and PHFA has 60 days to decide. Call 1.855.U.Are.Home (827.3466).
- 3
Find the sale on the county list
Luzerne posts listings at sheriffsale.luzernecounty.org. Look up your address and docket, and note which of the every-other-month dates it is on. The county says filing windows vary by sale date.
- 4
Understand the upset price
The county says bidding starts at real estate taxes and costs, and the bank bids up to a secret upset price. The owner does not see that number. A sale can end below market, which is a reason to compare a sale before the auction with whatever remains after the debt.
- 5
Know the payment deadlines for bidders
The county says 10 percent of the purchase price must be paid to the sheriff by noon on the day of the sale, with the balance due within ten days. It accepts money orders, certified checks, attorney checks or electronic transfers.
- 6
Remember sales are as is
Luzerne says properties sell AS IS and gives no assurance on title. If your title is clean and the house has equity, a private sale may leave more for you than an auction.
- 7
Get a payoff and compare options
Ask the servicer for a written payoff. If the house is worth more than the debt, a sale before the auction may protect equity. If it is worth less, ask a counselor or attorney about lender approval. Weigh a workout, a listing and a cash sale together.
Typical timeline
| Stage | Typical time |
|---|---|
| Act 91 notice, HEMAP application | 33 days from the notice date |
| Counselor submission, then PHFA decision | 30 days to submit; PHFA then has 60 days |
| Next listed Luzerne sheriff sale | Friday, December 4, 2026, 10:30 a.m. |
| Bidder deposit | By noon on the day of the sale |
| Bidder balance | Within ten days of the sale |
| Kaizen offer and closing | Offer in 24 hours; close in 14 to 30 days or on your date |
Luzerne 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
Owners have several paths: HEMAP if eligible, a workout, a short sale, a listing with an agent or a cash sale. With sales only every other month, a listing may have one window before the date, so talk to an agent early. A flood-zone house or one with mine-related questions can take longer to find a financed buyer.
Kaizen can make an as-is cash offer within 24 hours, with no repairs and no agent commission, and close in 14 to 30 days or on your date. We do not control whether the lender's attorney postpones a Luzerne sale, and a quick sale does not erase recorded liens. Have your attorney review any contract. Call 267-329-0084.
Luzerne County foreclosure questions
When are Luzerne County sheriff sales?
The county says the first Friday of every other month at 10:30 a.m. at the Luzerne County Courthouse, unless changed by court order. The next date on its page is December 4, 2026.
What is the upset price in Luzerne County?
The county page says the bank bids up to a secret upset price after bidding opens at real estate taxes and costs. The price is not published, so owners and bidders do not see it before the sale.
How and when must a Luzerne bidder pay?
The county says 10% of the purchase price must be paid to the sheriff by noon on sale day, with the balance within ten days. It accepts money orders, certified checks, attorney checks or electronic transfers.
Do Luzerne sheriff sale properties come with clear title?
No. The county says properties sell AS IS and gives no assurance on title.
Can Kaizen close before a Luzerne County sheriff sale?
Kaizen can make an as-is cash offer within 24 hours and close in 14 to 30 days or on your date. Whether it works before the next sale depends on the payoff and the lender's attorney.
Related Luzerne County pages
Sell your house fast in Luzerne CountyHow to Sell an Inherited House in Luzerne County (Probate Guide)What 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 Berks County, PA: Online Sheriff Sale GuideFacing Foreclosure in Lackawanna County, PA: Sheriff Sale GuideFacing Foreclosure in Lehigh County, PA: Options Before a Sheriff SaleFacing Foreclosure in Northampton County, PA: Sheriff Sale GuideFacing Foreclosure in New Castle County, Delaware: Mediation and Sheriff Sale GuideFacing Foreclosure in Kent County, Delaware: Mediation and Sheriff Sale GuideFacing Foreclosure in Sussex County, Delaware: Mediation and Sheriff Sale GuideFacing Foreclosure in Atlantic County, NJ: Court Steps, Mediation and Sheriff SaleBergen County, NJ Foreclosure Guide: Court Timeline and Sheriff Sale RulesBurlington County, NJ Foreclosure: Timeline, Adjournments and Your OptionsCamden County, NJ Foreclosure: Wednesday Sheriff Sales and Your OptionsCape May County, NJ Foreclosure Guide: Seasonal Homes, Court Steps and OptionsCumberland County, NJ Foreclosure: Court Steps, Mediation and Selling OptionsEssex County, NJ Foreclosure Guide: Multifamily Owners, Mediation and OptionsFacing Foreclosure in Gloucester County: Sheriff Sale and Mediation GuideFacing Foreclosure in Hudson County: Sheriff Sale and Mediation GuideFacing Foreclosure in Hunterdon County: Flemington Sheriff Sale GuideFacing Foreclosure in Mercer County: Trenton Sheriff Sale and Mediation GuideFacing Foreclosure in Middlesex County: Sheriff Sale and Mediation GuideFacing Foreclosure in Monmouth County: Freehold Sheriff Sale and Mediation GuideFacing Foreclosure in Morris County: Morristown Sheriff Sale and Mediation GuideForeclosure in Ocean County, NJ: Options Before the Sheriff's SaleForeclosure in Passaic County, NJ: Options Before the Sheriff's SaleForeclosure in Salem County, NJ: Options Before the Sheriff's SaleForeclosure in Somerset County, NJ: Options Before the Sheriff's SaleForeclosure in Sussex County, NJ: Options Before the Sheriff's SaleForeclosure in Union County, NJ: Options Before the Sheriff's SaleForeclosure in Warren County, NJ: Options Before the Sheriff's SaleFacing 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 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 Sales (Luzerne County, PA, page dated April 4, 2025; lists sales from Oct. 5, 2026)
- Foreclosure: Act 91 Notice and HEMAP (Pennsylvania Housing Finance Agency, undated page)
- County market notes (Luzerne County) (Kaizen Home Buyers, 2026-07-15)
- Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
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