Definition
Sheriff sale
A court-ordered auction conducted by the county sheriff to sell a property after a foreclosure judgment. It's the final step in the NJ foreclosure process — the homeowner loses title at the sale.
Sheriff sale in plain English#
A sheriff sale is a court-ordered public auction of real estate, conducted by the county sheriff after a foreclosure judgment has been entered against the property owner. It's the final step in New Jersey's foreclosure process.
The sale satisfies (in full or in part) the debt owed to the foreclosing lender. The high bidder takes title to the property; the homeowner loses ownership at the sale.
How NJ sheriff sales work#
In each NJ county, the sheriff's office maintains a list of upcoming sales, typically updated weekly and published online. Sales are held at the county courthouse — for our service area:
- Burlington County: 49 Rancocas Road, Mount Holly
- Camden County: 520 Market Street, Camden
- Gloucester County: 70 Hunter Street, Woodbury
The lender's attorney sets a minimum bid based on the judgment amount. If a third party outbids the minimum, that bidder takes title at the bid price. If nobody bids over the minimum, the lender takes the property back (this is the most common outcome).
After the sale, the homeowner typically has approximately 10 days to vacate the property.
Public record implication#
Once a NJ sheriff sale is scheduled, your foreclosure becomes public record — including your name, the property address, and the case docket number. Expect calls from investors, attorneys, and unfortunately sometimes scammers. This is unavoidable; it's part of how the system is structured.
How to stop one#
You can stop a NJ sheriff sale up until the sale completes. Legitimate options:
- Reinstate the loan by paying every missed payment plus fees
- Loan modification if the lender agrees (and stays the sale)
- Chapter 13 bankruptcy — the automatic stay halts the sale immediately
- Sell the property to a third party before the sale date
- Deed in lieu of foreclosure if the lender accepts
Sales can be stopped even very close to the sale date — sometimes within 48 hours — though options narrow rapidly as the clock runs.
Related guides#
See stop foreclosure NJ for the full sequence and what to do at each timeline stage.
Related terms
- Foreclosure
The legal process by which a lender forces the sale of a property to recover an unpaid mortgage debt. New Jersey is a judicial foreclosure state — the lender must file a lawsuit and obtain a court judgment before the property can be sold.
- Lis pendens
A formal notice, recorded with the county clerk, that a lawsuit affecting real estate has been filed. It puts the world on notice that the property's title is subject to a pending legal dispute.
- Redemption period
A window after a foreclosure sale during which the former homeowner has a legal right to reclaim the property by paying the sale price plus costs. New Jersey has only a very limited statutory redemption period.
- Reinstatement
Curing a defaulted mortgage by paying every missed payment, late fee, accumulated interest, and the lender's attorney fees and court costs in a single lump sum. The loan returns to current status as if the default never happened.
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