Montgomery County Sheriff's Office, Sheriff Sales
610-278-3000
Runs real estate sales through Bid4Assets and publishes the Sale Day Report. Hours 8:30 a.m. to 4:15 p.m.
Official pageMontgomery County guide · Foreclosure & sheriff sale
Facing Foreclosure in Montgomery County, PA: Online Sheriff Sale Guide
Montgomery County runs its sheriff sales online. The county says the auction system is operated by Bid4Assets, and bidders must create an account and register. The county's page also lists attorney filing deadlines and a sale-day cut-off, which means timing here is tight. If you have a sale date, find out right away who can still change it. The Sheriff's Office lists its hours as 8:30 a.m. to 4:15 p.m. and its phone as 610-278-3000, so call early in the day if you need to confirm a status.
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Kaizen's county notes describe early-1900s Main Line homes and mid-century subdivisions, plus older stock in Norristown and Pottstown. Houses with dated systems can take time to price for a retail buyer. This guide covers Act 91, the sheriff sale mechanics Montgomery County publishes, and options before the sale. It is general information, not legal advice.
Step by step in Montgomery County
- 1
Read the Act 91 notice
The lender starts the HEMAP process by issuing an Act 91 notice. PHFA says that if you apply timely, within 33 days of the date of the notice, no further action can be taken by the lender while the application is handled. You must be an owner-occupant, and the delinquency must stem from circumstances beyond your control.
- 2
See a housing counselor first
Before the Bid4Assets calendar becomes the main problem, talk to a counselor. PHFA offers free counseling to Pennsylvania residents with delinquent mortgages. After you meet, a 30-day window opens to submit the HEMAP application, and PHFA then takes up to 60 days to decide. The Customer Solutions Center is at 1.855.U.Are.Home (827.3466).
- 3
Find your case on the sale lists
The county publishes a Sale Day Report one week before each sale. It lists case details and property information. Look for your address and docket. If you are listed, the plaintiff's attorney is the person who can postpone or remove the case, so call that office. Write down the docket number, the plaintiff's name, the attorney's name and the sale date, and keep them with every letter you receive. Your counselor or lawyer will ask for that list first.
- 4
Watch the filing deadlines
The county shows an attorneys' last date to file for each sale and an 11:00 a.m. cut-off for processing disposition or status changes on sale days. A change made after that is not processed that day. If you reach a deal with your lender, make sure its attorney files in time. The January 27, 2027 sale on the county page shows a last filing date of November 4, 2026. Other sales follow their own deadlines, so ask which one applies to your case.
- 5
Use the county's save-your-home resource
The county's page references a document titled How to save your home from foreclosure. Read it and share it with your attorney. The page does not detail postponement or cancellation procedures, so treat anything beyond what the county says as a question for your lawyer.
- 6
Get a payoff and compare options
Ask the lender or its attorney for a written payoff. If the home is worth more than the debt, selling before the auction may protect your equity. If you owe more than it is worth, ask a counselor about lender approval and alternatives. A payoff figure may include more than the loan balance, such as interest and legal costs, so ask for a line-by-line breakdown.
- 7
Plan around the online auction
Online bidding can widen the pool of bidders beyond local investors. Auction results are not something you can control. Selling on your own terms before the sale gives you a chosen closing date and avoids the uncertainty of who bids.
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 |
| Sale Day Report published | One week before each sale date |
| Attorneys' last date to file (Jan. 27, 2027 sale) | Nov. 4, 2026 |
| Day-of-sale cut-off for status changes | 11:00 a.m. |
| Kaizen offer and closing | Offer in 24 hours; close in 14 to 30 days or on your date |
Montgomery County offices you may deal with
Pennsylvania Housing Finance Agency
1.855.827.3466
Act 91 and HEMAP, plus free housing counseling.
Official pageYour selling options
Common paths include HEMAP if you qualify, a loan workout, a short sale, an agent listing, or a sale to a cash buyer. An agent listing can bring the highest price if the house shows well and the sale date is months away. If the house needs work or the date is close, a listing may not finish in time. Montgomery County homes vary from Main Line properties that need ongoing upkeep to mid-century houses with original systems, so the right route depends on the house.
Kaizen can make a cash, as-is offer within 24 hours. There are no repairs and no agent commission, and closing is 14 to 30 days out or on a date you choose. A sheriff sale stays on the calendar until the plaintiff's attorney or the court changes it, so any plan has to include that attorney. Your own lawyer should review any contract. Call 267-329-0084.
Montgomery County foreclosure questions
How are Montgomery County sheriff sales conducted?
Online through Bid4Assets. The county says bidders must create an account and register to participate.
When is the next Montgomery County sheriff sale?
When we reviewed the county's page on October 23, 2026, it listed a sale on January 27, 2027 and noted that there is no November sale. Check the county page for the current date.
What is the Sale Day Report?
The county says a Sale Day Report is available one week before each sale date, listing case details and property information. Use it to confirm whether your address is scheduled.
Can I stop a Montgomery County sheriff sale myself?
The county page does not describe how postponements or cancellations work. In practice the plaintiff's attorney and the court control the case, so talk to your lender's attorney and your own attorney or a housing counselor.
Can Kaizen buy my Montgomery County house before the sale?
Kaizen offers as-is cash and an answer within 24 hours, with closing in 14 to 30 days or on your chosen date, no repairs and no commission. The sale-day 11:00 a.m. cut-off and the lender's attorney decide whether that timing works. Only the plaintiff's attorney or the court can confirm a postponement.
Related Montgomery County pages
Sell your house fast in Montgomery CountyHow to Sell an Inherited House in Montgomery County, PA (Probate Guide)Facing Foreclosure in Norristown: Your OptionsFacing Foreclosure in Abington Township: Your OptionsFacing Foreclosure in Plymouth Meeting: 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 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 (Montgomery County, PA, page lists sale dates through Jan. 27, 2027)
- Foreclosure: Act 91 Notice and HEMAP (Pennsylvania Housing Finance Agency, undated page)
- County market notes (Montgomery County) (Kaizen Home Buyers, 2026-07-15)
- Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
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