Montour County, Pennsylvania

Sep 28, 2026 · 3 days ago

Tax Deedscheduledvia County site

Parcels

Opening bids

28 lot(s) have no published opening bid

Redemption

None

clear title at sale

Quiet title

$2K–$5K

typically required

PA caveats

UPSET SALE vs JUDICIAL SALE is the single most important distinction in Pennsylvania and this row cannot express it. An upset sale (72 P.S. §§ 5860.601-609) conveys subject to existing mortgages, judgments and liens, which are NOT divested; a judicial sale (§§ 5860.610-612) is ordered free and clear. Establish which one a parcel is in before treating survivingLiens as zero.
REALTY TRANSFER TAX IS NOT IN closingCosts. 61 Pa. Code § 91.193 excludes a conveyance to a local taxing authority acquiring at a tax claim bureau sale, and exempts a mortgage holder purchasing at judicial sale — it grants NO exclusion to a third-party purchaser. A third-party investor should expect 1% state plus local transfer tax (commonly 1%, and about 3.278% in Philadelphia) on the price. On a $50,000 parcel that is roughly $1,000 outside Philadelphia and materially more inside it. The engine has no percentage field for this; budget it manually.
PHILADELPHIA HAS A REDEMPTION AND THIS ROW SAYS IT DOES NOT. Under MCTLA 53 P.S. § 7293 an owner-occupied property (occupancy determined 90 days before the sale) may be redeemed within nine months of acknowledgment of the sheriff's deed, at the price paid plus 10% per annum. Non-owner-occupied and abandoned property carries no such right. Modelling that here would apply it to the 65 RETSL counties that lack it, so it is recorded as a caveat and the redemption field stays null — conservative for return, but it means the engine does not warn about redemption risk on a Philadelphia parcel.
Allegheny County also runs under MCTLA rather than RETSL, so its procedure and notice rules differ from the other 65 counties.
Common Level Ratios are re-published by STEB every year and take effect each 1 July. The figures here are the 2025 CLR set effective 2026-07-01 to 2027-06-30; re-verify after the next July.
Philadelphia's CLR factor is 1.06 for documents accepted 2026-07-01 through 2026-12-31 and 1.00 after 2026-12-31, following an assessment base change. The ratio recorded here (0.9434) is the former; it becomes 1.00 on 2027-01-01.
In high-CLR-factor counties (Bucks 17.86, Butler 16.67, Franklin 13.89, Juniata 13.51, Westmoreland 11.49, Pike 11.24, Northumberland 10.53) a derived ARV is amplified roughly 11-18x from the assessment. Do not bid off a ratio-derived ARV in those counties; supply arvOverride from comparable sales.
quietTitle costs in this entry are a placeholder and have not been reviewed by the operator, unlike AR. Do not rely on the computed max bid in Pennsylvania until they are set.
RETSL requires publication, posting and certified mail notice, and an owner-occupied property cannot be sold unless the owner was personally served at least ten days before the sale. Defective notice is the most common ground on which Pennsylvania tax sales are set aside, which is a risk to the purchaser's title rather than to the price.

Montour County rulesstate defaults

Sale type: Tax Deed
Redemption period: None in most counties for upset/judicial sales; limited redemption (90 days) survives in specific home-rule counties (e.g., Philadelphia, in narrow cases)
Investor return: N/A — outright deed transfer in the large majority of counties
Governing statute: Pennsylvania Real Estate Tax Sale Law, 72 P.S. §5860.101 et seq.
Population: 18,115 residents

Notes

Two-tier process in many counties: upset sale (subject to liens) then judicial sale (liens stripped) for unsold parcels.

Inherited from Pennsylvania rather than researched for Montour: type, redemption, returns, statute, notes.

Parcels — ranked by assessed value over opening bid

Hide 27 land-only parcel(s)

Parcel	Address	Opening bid	Assessed	Spread	Status
1-7-30	$	—	—	—	pending
2-41-99	$	—	—	—	pending
2-43-38	$	—	—	—	pending
3-25-17.20	$	—	—	—

Spread is not profit.It compares the opening bid to the county's assessed value, which is not market value — Pennsylvania has no statewide assessment ratio. Counties assess against their own base years, some decades old, and the State Tax Equalization Board publishes a Common Level Ratio per county each year. Always use the county ratio. Open a parcel to run the full max-bid analysis, which accounts for the assessment ratio, surviving liens, quiet title, and holding costs.

Parcel

Address

Opening bid

Assessed

Spread

Status

1-7-30

—

pending

2-41-99

—

pending

2-43-38

—

pending

3-25-17.20

—