How to buy a house at a sheriff sale (step by step)
Updated 2026-10-19 · 4 min read
To buy at a sheriff sale: find upcoming listings, estimate the value and compare it with the debt, run a title/lien search, confirm the sale is still on, bring the required deposit in certified funds, bid no higher than your maximum, then pay the balance by the deadline and record the deed.
1. Find upcoming sales
Search the map on EquityDrop by county, debt and sale date. Save the search to get new matches every morning.
2. Estimate value
Pull 3–5 recent sold comparables within half a mile (Zillow, Redfin, county records). On EquityDrop you also get the tax assessment, last sale price and an aerial / Street View look at the property.
3. Compare value with the debt
Equity = value − judgment (or upset price). A property worth $300K with a $120K judgment has ~$180K of equity before costs.
4. Check title and liens
Order a title search. Some liens (property taxes, municipal liens, sometimes senior mortgages) can survive the sale and become your problem.
5. Set a maximum bid
A common rule: max bid = value × 70% − repairs − holding & closing costs. Never exceed it in the room.
6. Confirm the sale and bring the deposit
Sales are frequently postponed. Confirm the status the day before and bring the deposit (often 10–20% of your bid) as a certified check or wire per county rules.
7. After you win
Pay the balance on time (often ~30 days), wait for the deed or court confirmation, record it, insure the property, and deal with occupancy legally.
Questions people ask
How much money do I need for a sheriff sale?
Enough for the deposit on sale day (commonly 10–20% of the bid) and the full balance within the county's deadline — usually cash or proof of funds, not a regular mortgage.
Can I get a mortgage to buy at a sheriff sale?
Rarely in time. Most buyers use cash, hard-money or private loans because the balance is due within weeks.
Can I see inside before bidding?
Almost never. Budget extra for unknown repairs and drive by the property.
See real auctions near you
Every upcoming sheriff and tax sale on one map — free to browse.
Open the map →Keep reading
A sheriff sale is a public auction, run by the county sheriff after a court judgment, where a property is sold to pay a debt — usually an unpaid mortgage or delinquent property taxes. The highest bidder wins, but buys the property as-is and must usually pay a deposit on the spot.
How to calculate equity and your maximum bidEquity is the property's value minus the debt being foreclosed. A conservative maximum bid is value × 70% minus repairs and costs; stop bidding when the price reaches that number, even if the equity looks large.
New Jersey sheriff sales: upset price, adjournments and depositsIn New Jersey, county sheriffs sell foreclosed properties after a Chancery Court judgment. Bidding opens near the 'upset price' (roughly the judgment plus costs), winners typically pay a 20% deposit at the sale and the balance within about 30 days, and sales are often adjourned.
General information, not legal or financial advice. Rules vary by county — confirm with the sheriff's office or an attorney.