Beaver County tax sales

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Beaver runs the bureau system on the statute's own three year rhythm, and its overview names the stages by year: upset in year two, judicial in year three, repository after year three.

Selling office: Beaver County Tax Claim Bureau (within the county Assessment Office)

Next event: Tuesday, November 10, 2026: Continued Upset Tax Sale. From the Bureau's official 2026 Continued Upset Conditions, read November 9, 2026. That is tomorrow as this page is checked; if you are reading this after November 10, the live channels are the judicial process and the repository. Note that one aggregator lists Beaver's next sale as December 8, 2026; that conflicts with the county's own conditions document, and this page follows the county.

No official volume figure was published in the county sources read. A secondary tracker lists 141 upcoming Beaver parcels against a December 8, 2026 date that conflicts with the county's own November 10 continued upset conditions; this page does not use that figure.

Dates and stages

Next event	Tuesday, November 10, 2026: Continued Upset Tax Sale
Upset sale	Year two: the upset sale is scheduled no earlier than the second Monday in September, at a minimum price of the delinquent tax claims plus interest accruing at 9 percent per year, plus Bureau costs and current year taxes, sold subject to the existing liens of record. The 2026 continued upset sale runs Tuesday, November 10, 2026. The initial September 2026 upset date was not published in the county sources read.
Judicial sale	Year three: parcels exposed at upset and not sold are prepared for a court ordered judicial sale, with title searches done and lienholders served by the Sheriff; the court establishes the date and the minimum bid is the costs. The most recent judicial conditions found are for December 2024; no 2026 judicial date was published in the county sources read.
Repository	After year three: the Bureau maintains a repository and takes applications at the Beaver County Assessment Office. Its minimum acceptable bid is the record costs on the docket (see the repository paragraph below). Whether a parcel list is posted online was not verified on November 9, 2026.
Format	In person: In person, through the Bureau. The Bureau's Tax Claim Overview and Cost Schedule is the controlling county document.
Selling office	Beaver County Tax Claim Bureau (within the county Assessment Office)
The list	The Bureau's overview, conditions of sale and repository page are on beavercountypa.gov; sales are advertised in the Beaver County Times and the Beaver County Legal Journal at least 30 days before a judicial sale.

Sources: Beaver County Tax Claim Bureau, Tax Claim Overview and Cost Schedule. Beaver County Tax Claim Bureau, Conditions of Sale (2026 continued upset). Beaver County, Sale of Property From the Repository. Confirm with the selling office before relying on any date on this page: sales move, terms change, and owners can pay and stop a sale at any point before it starts.

Research Beaver County parcels before you bid

A sale list gives you the parcels, the date, and the opening terms. It does not give you the owner, the value, or the rest of the picture: liens, foreclosure status, and parcel history. PropertyRadar is the data platform for that layer. It carries owner records, assessed and market values, foreclosure and tax data, and property history for parcels across Beaver County, searchable by address, owner, or county, including parcels that never reach a sale list.

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The three stages, and what title you get at each

Delinquent taxes go to the Tax Claim Bureau. When real estate taxes stay unpaid, the claims are returned to the county Tax Claim Bureau, which collects for the county, the municipality and the school district and runs the sales (Real Estate Tax Sale Law, 72 P.S. Section 5860.101 and following). Two counties in this set are outside the system by law: Philadelphia (a county of the first class) and Allegheny (second class). Their delinquent tax sales run through their sheriffs instead, and their pages say how.
Stage one: the upset sale. The bureau must schedule the upset sale no earlier than the second Monday of September and before October 1, and may continue it within the calendar year (Section 5860.601). The opening price is the upset price (Section 5860.605): the tax claims and interest, any other tax claims and judgments, all accrued taxes including the current year, municipal claims, and the record costs and costs of sale. No bid below the upset price can be accepted. An upset buyer takes the property subject to mortgages, liens and ground rents that were not part of the upset price (Section 5860.609): the taxes are paid, the liens may not be.
Stage two: the judicial sale. What does not sell at upset can be exposed again at a judicial sale, which the bureau petitions the Court of Common Pleas to order (Sections 5860.610 and 5860.612). This is the prize of the system: a judicial sale conveys the property freed and cleared of all tax and municipal claims, mortgages, liens, charges and estates, except separately taxed ground rents. Judicial lists draw the serious buyers precisely because the court order clears the title.
Stage three: the repository. What does not sell at judicial sale is placed in the repository for unsold properties, and the bureau must keep the list available to the public (Section 5860.626). At any time of year, the bureau may accept an offer of any price for a repository parcel, with the written consent of every taxing district where the property sits and without court approval (Section 5860.627). Repository deeds convey the same cleared title as judicial deeds, except separately taxed ground rents. Counties set their own minimum bids, forms and fees; each county page carries its own.
The owner's rights end at the sale. An owner can pay the claim and stop the process at any point before the sale, including by an installment agreement with the bureau. After an upset or judicial sale there is no redemption: the owner's remaining route is objections to the bureau's return in court, on the confirmation timetable in the terms table below. Philadelphia is the exception in this set: an owner-occupier there can redeem within nine months after the sheriff's deed is acknowledged (see the Philadelphia page).

How registration works in Beaver County

No 2026 Beaver bidder registration form, deadline or county fee was published in the county sources read. The statewide floor applies: under Act 33 of 2021 a bidder must appear and register with the Bureau not less than 10 days before a scheduled upset or judicial sale, and a bureau may charge an application filing fee. For the November 10 continued upset sale that 10 day window has already closed as this page is checked; confirm any late route directly with the Bureau before travelling.

Registration closes early everywhere that matters. In the bureau counties, Pennsylvania law requires registration at least 10 days before the sale, and several counties in this set close weeks ahead or cap the room. Philadelphia's deposit deadline runs about a week ahead of its sale dates.
You certify you are clean. A bureau bidder certifies they owe no delinquent real estate taxes or municipal utility bills and are not bidding for someone who does. Philadelphia requires tax compliance proof at settlement instead.

Terms: what a bid actually costs

Deposit, Beaver County	No pre-sale deposit is stated in the 2026 continued upset conditions. The successful bidder pays the entire purchase money as soon as the property is struck down (see the payment row).
Payment, Beaver County	The initial bid must equal the fixed upset price. The successful bidder pays the entire purchase money (the bid plus transfer taxes and deed preparation and recording fees) as soon as the property is struck down, by cash, certified check, or a check drawn from an attorney's escrow account, payable to the Tax Claim Bureau of the County of Beaver. Note: 2026 taxes are not in the upset price and must be paid by the purchaser to the local tax collectors. Sales are subject to prior redemption by the owner and to confirmation by the Court of Common Pleas; the deed issues on absolute confirmation.
What the upset price is	The upset price is the sum of the Commonwealth tax liens, the tax claim and interest on it, any other tax claim or tax judgment due with interest, all accrued taxes including taxes levied for the current year, municipal claims against the property, and the record costs and costs of sale (72 P.S. Section 5860.605). The bureau cannot accept a bid below it.
Title at an upset sale	An upset sale conveys title subject to every recorded obligation, claim, lien, estate, mortgage, ground rent and Commonwealth tax lien that was not included in the upset price (Section 5860.609). Paying the taxes does not clear the mortgage.
Title at judicial and repository sales	A judicial sale, ordered by the Court of Common Pleas, sells the property freed and cleared of all tax and municipal claims, mortgages, liens, charges and estates, except separately taxed ground rents (Section 5860.612). A repository sale conveys the same cleared title (Section 5860.627).
Bidder registration (state law)	Act 33 of 2021 (Section 5860.501a) requires a bidder at an upset or judicial sale to appear in person and register with the bureau at least 10 days before the sale, and to certify they are not delinquent on real estate taxes or municipal utility bills and are not bidding for someone who is. Counties add their own fees, forms and earlier deadlines; the county version is in the registration section above. Philadelphia and Allegheny run sheriff sales instead and set their own bidder rules.
After the sale	In the bureau counties there is no redemption after the sale. The bureau files its consolidated return with the court within 60 days of the sale; the court confirms the sale nisi, and owners and lien creditors then have 30 days to file objections, limited to the regularity of the bureau's proceedings (Section 5860.607). Absolute confirmation follows if no objections are filed.

Repository: the year round list

Beaver's repository terms are published and simple: the minimum acceptable bid is the record costs as they appear on the dockets of each parcel, which the county states expressly is not market value. The purchaser must obtain signed consent from all affected taxing authorities, submit a Repository Settlement Statement, and pay the bid and all costs in cash only on submission; the Bureau then issues a certificate of purchase, and the deed is prepared and recorded within 30 days. Tax claims accruing after the judicial sale year become the purchaser's responsibility, with one year to pay. Applications are taken at the Assessment Office; a posted online parcel list was not verified.

Before you bid

Know which stage you are buying at. An upset price pays the taxes and leaves mortgages and liens standing; a judicial or repository deed clears them, except separately taxed ground rents. The cheapest parcel at the wrong stage is the expensive one.
Check the list again in sale week. Owners can pay and stop the process at any point before the sale, and lists shrink hard between posting and sale day.
Read the post sale rules before you bid, not after. In the bureau counties your protection is the court confirmation process; in Philadelphia it is the nine month owner-occupier redemption the buyer has to price in.
Set the maximum before the sale opens. The free Max-Bid Calculator below works backwards from your resale or hold value to the highest bid you can pay, with the costs shown.

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