Monroe County tax sales

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Monroe is one of the few counties in this set that publishes all three stages with current lists: an upset sale each September, a judicial sale the following year at the Sherman Theater, and a repository auction online with a posted list of about 900 parcels and an $800 minimum bid. The Bureau collects for 20 municipalities and four school districts on roughly 9,000 returns a year.

Selling office: Monroe County Tax Claim Bureau, One Quaker Plaza, Room 104, Stroudsburg, PA 18360, phone 570-517-3172

Next event: No dated sale is published; the 2026 cycle is complete and the repository list is posted. The Bureau publishes the upset sale as a standing September event with no 2027 date yet. The 2026 cycle ran a judicial sale on May 18, 2026, a repository auction on August 12, 2026 and the upset sale on September 14, 2026 with 384 parcels on the posted list.

A current repository list is posted on the county website, headed October 21, 2026, with about 905 parcels.

Dates and stages

Next event	No dated sale is published; the 2026 cycle is complete and the repository list is posted
Upset sale	Held each September for taxes two years delinquent; pre-registration is required. The 2026 upset sale ran Monday, September 14, 2026, and the Bureau's posted list carried 384 parcels.
Judicial sale	Held the year after an upset sale, only for properties exposed but not sold there. The 2026 judicial sale ran May 18, 2026 at the Sherman Theater in Stroudsburg under the Bureau's published Judicial Conditions of Sale.
Repository	For properties unsold after upset and judicial sales; anyone except the owner may bid. The 2026 repository auction ran online via Bid4Assets on August 12, 2026 with a minimum bid of $800 per parcel plus filing fees, and a current list of about 905 parcels is posted.
Format	Judicial sales are in person (Sherman Theater). Repository sales are online via Bid4Assets, but registration is two-part: Bid4Assets registration plus in-person registration at the Bureau. The upset sale format is not stated on the Bureau page.
Selling office	Monroe County Tax Claim Bureau, One Quaker Plaza, Room 104, Stroudsburg, PA 18360, phone 570-517-3172
The list	Sale lists post as PDFs on the county website: the September 14, 2026 upset list and a current repository list (headed October 21, 2026) are both posted.

Sources: Monroe County Tax Claim Bureau. Repository Sale. Judicial Conditions of Sale. 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 Monroe 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 Monroe 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 Monroe County

Pre-registration is required for the upset and judicial sales. Judicial bidders obtain a bidder card and sign an affidavit of no delinquent Pennsylvania taxes and no delinquent municipal utility bills. Repository bidders register twice: with Bid4Assets, and in person at the Bureau inside the published window (July 20 through 31, 2026 for the August sale) with a $25 non-refundable fee by money order or cashier's check, valid ID and Act 33 compliance; there is no email, fax or over-the-counter registration.

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, Monroe County	No upset sale deposit is published in the Bureau's documents, so none is stated here. The repository sale runs on Bid4Assets, whose deposit the county page does not state, alongside the $25 Bureau registration fee above.
Payment, Monroe County	Judicial sale, per the Bureau's conditions: money order or cashier's check payable to the Monroe County Tax Claim Bureau, due within one hour after the last property is struck down or by 3:00 p.m. on sale day, whichever is earlier; a bidder who does not pay is barred. The purchaser also pays a 2 percent sale expense plus recording, and the deed is recorded within 45 days at the purchaser's expense.
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

Monroe's repository is a working market, not a formality: the posted list runs to about 905 parcels, the minimum bid is $800 per parcel plus filing fees, and parcels are conveyed free and clear except separately taxed ground rents. Sales run online through Bid4Assets on the Bureau's published dates, with the dual registration described above.

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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