Municipality matters more than mailing address
Mailing towns often cross borough and township lines. Use the county's property records search to confirm the actual municipality, then ask that municipality about any resale or use-and-occupancy requirements.
The county's diversion guidelines
Montgomery County's guidelines, updated October 2024, cover residential mortgage complaints filed on or after October 16, 2024, for owner-occupied homes with debt up to $500,000, and exclude some case types such as bankruptcy, estate or divorce matters. Whether a stay applies depends on a covered case and the court's order. Check eligibility and your court order; do not assume every case is covered.
Sheriff sale versus tax claim
The Sheriff handles mortgage and judgment sales; the Tax Claim Bureau handles tax sales. The Sheriff's FAQ is dated 2023, so confirm current details with the office.
Reviewing a Montgomery County property
We ask about the municipality, condition, occupancy and any certification items before discussing a sale. Any proposal discloses the buyer, role, terms and compensation in writing.
Montgomery County records and official help
Mortgage and judgment sales run through the Sheriff; tax sales run through the Tax Claim Bureau. Your borough or township handles local permits and certifications.
- Montgomery County property records search
- Mortgage foreclosure diversion guidelines — Check whether your case is covered and read any court order
- PHFA foreclosure/HEMAP — 1-800-342-2397
- Sheriff sale FAQs (2023) — Explains sheriff versus tax claim roles; confirm current details with the office
| Unknown | Who confirms |
|---|---|
| Which municipality | County property records |
| Resale certification needed? | The borough or township |
| Diversion coverage | Guidelines and your court order |
| Sale type | Sheriff or Tax Claim Bureau |
