Sheriff sale rules are not uniform across the country. Deposit requirements, payment deadlines, redemption periods, and even who runs the auction differ dramatically from state to state — and sometimes county to county within the same state.
This guide covers the complete buying process for each state where SheriffIQ tracks listings. Use the quick reference table first, then dive into your target state.
State-by-State Quick Reference
| State | Type | Redemption | Deposit | Payment Due |
|---|---|---|---|---|
| Pennsylvania | Judicial | None* | 10%* | Varies* |
| New Jersey | Judicial | 10 days | 20% | 30 days* |
| Ohio | Judicial | None* | Varies* | 30 days |
| Indiana | Judicial | None | ~10% | 30 days |
| Michigan | Non-Judicial | 6–12 months | 10% | Full at sale |
| Florida | Judicial | None* | 5% | 24–48 hrs |
| South Carolina | Judicial | 30 days* | 5% | 20–30 days* |
| Georgia | Non-Judicial | 12 months* | 10% | Same day |
| Tennessee | Non-Judicial | None* | Varies | 30 days |
| Texas | Non-Judicial | 2 years* | Varies | Same day |
| Illinois | Judicial | 7 months | 10–25% | 24 hours |
* Varies by county. Some counties have significantly different deadlines, deposit structures, or redemption rules. Always verify directly with the county before any auction.
Pennsylvania
Pennsylvania is a judicial foreclosure state. Lenders must file suit in the Court of Common Pleas, obtain a judgment, then petition the court to schedule a sheriff sale. Each of PA’s 67 counties administers its own auctions.
Quick Reference
Step-by-Step Process
Find upcoming sales — each county sheriff posts lists on their website. SheriffIQ aggregates PA listings.
Research the property — run a title search through the county recorder’s office. Check tax status.
Check for municipal liens — contact the municipality for code violations, water/sewer arrears.
Attend or register — most PA counties still require in-person attendance.
Bring a cashier’s check — made out to the county sheriff — for 10% of your max bid.
Bid — auctions are typically oral, ascending bids at the courthouse.
Win and pay — 10% deposit that day. Remaining balance due within 30 days.
Receive the deed — Sheriff’s Deed issued after final payment confirmed.
PA Buyer Tip
New Jersey
New Jersey is a judicial foreclosure state with some of the most investor-friendly data transparency in the country — most counties post detailed listings on the SalesWeb CivilView platform, which SheriffIQ integrates directly.
Quick Reference
Step-by-Step Process
Browse listings — SheriffIQ pulls NJ listings from all 21 counties via CivilView.
Run a title search — unpaid property taxes, municipal water/sewer liens, and HMFA liens often survive.
Check for IRS liens — federal tax liens survive and give IRS 120-day redemption right.
Register with the county — most require pre-registration and ID verification.
Bring a 20% deposit — NJ requires 20% of the winning bid at time of sale.
Bid — NJ auctions are weekly and fast-moving, especially in Essex, Hudson, and Passaic.
Survive the 10-day redemption window — the prior owner can pay you back. This rarely happens.
Receive the deed — issued after redemption expires and final payment confirmed.
NJ Buyer Tip
Ohio
Ohio is a judicial foreclosure state and one of the most active sheriff sale markets in the country. All 88 counties use the RealAuction platform for online bidding — meaning you can bid from anywhere.
Quick Reference
Step-by-Step Process
Register on sheriffsaleauction.ohio.gov — one registration works for all 88 counties.
Research properties — run title searches and check tax status before bidding.
Fund your deposit — 10% via the online platform.
Bid online — auctions run weekly, all from your computer or phone.
Win and pay — remaining balance due within 30 days of court confirmation.
Receive the deed — Sheriff’s Deed issued after confirmation.
OH Buyer Tip
Indiana
Indiana is a judicial foreclosure state. Most counties use the SalesWeb CivilView platform — the same as New Jersey. Marion County (Indianapolis) is one of the highest-volume markets in the Midwest.
Quick Reference
Step-by-Step Process
Browse listings — SheriffIQ integrates Indiana CivilView listings.
Research the property — title search, tax status, lien check.
Register with the county sheriff’s office.
Bring your deposit (typically 10% cashier’s check).
Bid at the scheduled auction.
Pay the remaining balance within 30 days.
Receive the Sheriff’s Deed.
IN Buyer Tip
Michigan
Michigan is technically a non-judicial foreclosure state — lenders foreclose through ‘foreclosure by advertisement’ rather than through the court system. However, county sheriffs still conduct the auctions.
Quick Reference
Step-by-Step Process
Research properties — title search is critical given the long redemption period.
Verify the advertising requirement was met (4 weeks published).
Bring full payment — Michigan requires FULL payment at time of sale.
Bid at the auction.
Wait through the 6-month redemption period (12 months in some cases).
If no redemption occurs, take possession and record the deed.
MI Buyer Tip
Florida
Florida is a judicial foreclosure state that conducts sheriff sales entirely online through the RealAuction platform. Each of Florida’s 67 counties manages its own auction calendar. One of the fastest-moving foreclosure markets.
Quick Reference
Step-by-Step Process
Register on your target county’s realforeclose.com platform.
Research properties — title search, lien check, drive-by.
Fund your 5% deposit through the online platform.
Bid online during the scheduled auction window.
Win and pay — full balance due within 24–48 hours.
Receive Certificate of Title.
FL Buyer Tip
South Carolina
South Carolina is a judicial foreclosure state. Sales are conducted by the Master in Equity or County Sheriff, depending on the county.
Quick Reference
Step-by-Step Process
Browse listings — SheriffIQ aggregates SC county listings.
Research the property — title search and lien check.
Register with the county and bring 5% deposit.
Bid at the scheduled auction.
Pay the remaining balance within 20–30 days (county-dependent).
Wait through the 30-day upset bid period.
Receive the deed after the upset period expires.
SC Buyer Tip
Georgia
Georgia is a non-judicial foreclosure state. Sales happen on the courthouse steps on the first Tuesday of each month — a distinctive tradition.
Quick Reference
Step-by-Step Process
Check the county legal newspaper — GA sales must be advertised 4 consecutive weeks.
Research the property — title, taxes, liens.
Bring full payment or 10% deposit (varies by county) — cashier’s check.
Attend the courthouse steps sale on the first Tuesday.
Bid. Pay same day if you win.
Receive the Deed Under Power.
GA Buyer Tip
Texas
Texas is a non-judicial foreclosure state. Sales happen on the courthouse steps on the first Tuesday of each month — similar to Georgia.
Quick Reference
Step-by-Step Process
Check county postings — TX sales are advertised 3 consecutive weeks before sale.
Research the property — title search is critical in TX due to homestead protections and redemption rights.
Bring payment — most counties require same-day payment by cashier’s check.
Attend the courthouse steps sale on the first Tuesday.
Bid. Complete payment same day.
Receive the deed.
TX Buyer Tip
Universal Buying Checklist
Regardless of your state, follow this checklist before every sheriff sale bid:
Research the property title — liens you miss become your problem.
Check property taxes — delinquent taxes almost always survive the sale.
Look for municipal liens — water, sewer, code violations, trash bills.
Search for IRS/federal tax liens — they survive and carry 120-day redemption.
Drive the property before the auction — exterior condition tells you a lot.
Calculate your MAO before arriving — emotional bidding kills returns.
Verify the sale is still scheduled — postponements are extremely common.
Bring the right payment form — cash, certified check, or wire depending on state.
Know the redemption rules for your state — they affect your cash flow timeline.
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