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1. What is a sheriff's sale?

The Sheriff seizes or levies upon property for the purpose of satisfying a money judgment. This is done by liquidating the assets (converting the asset into cash). This is accomplished by holding a "Sheriff's Sale" which is a public auction.

The highest bidder pays his bid price to the Sheriff and takes custody and ownership* of the auctioned property. The Sheriff pays any service providers or vendors who assisted in the seizure (like towing and storage), from the sale proceeds, deducts the various fees and expenses associated with the levy and sale from the proceeds and applies the balance to the judgment.

2. When are sheriff's sales conducted?

Sheriff's sales are held throughout the year, at no set schedule. When the Sheriff conducts a sale depends upon when he seizes property; it is not the case where the Sheriff would seize property in connection with several or many cases and hold the property for one big sale. Sales are held "as needed."

3. Where are sheriff's sales conducted?

All real estate execution sales are conducted at our office located in the Sheriff’s Office Lobby, or such other place as advertised. Personal property sales (cars, equipment, machinery, etc.), are conducted at the site where the property is actually located.

4. Who can bid at a sheriff's sale?

Sheriff's sales are public auctions, so anyone can bid. The only exception is that members of the Orange County Sheriff's Office may not bid. A person acting as agent for a company or corporation may bid on behalf of the company or corporation he represents.

There are no sealed bids or phone bids. A party may bid on behalf of/as agent for, a party not present as long as the agent is present at the sale and the bidder has provided his authority to the Sheriff for such arrangement, in writing, prior to the sale. Additionally, while anyone may attend and participate in the bidding, only those bidders who have registered to bid will be allowed to do so. This simply involves the bidder signing and printing his name, address and phone number on a ledger sheet provided at the sale.

5. What is the sale format?

A standard auction format is used and there is usually no opening bid or minimum bid. Bidding must be in dollar increments.

6. What are the terms of sale?

All property is sold "as is, where is." No guarantees or warrantees are made, expressed or implied for anything sold at any sale, with respect to condition, value, use, operation, safety, marketability, resale, sufficiency or accuracy of description, authenticity, or anything other matter not consistent with the obligations or duties of the Sheriff. Cash is always required for a down payment. For the purchase of Personal Property (Car, Boat, Etc…) a minimum of 10% is due and payable at the conclusion of bidding only cash will be accepted for the full payment. For the purchase of Real Property (Land, House, Etc…) a minimum of 10% cash is due and payable at the conclusion of bidding. If the bid is unusually high, the balance might be paid with a bank cashier's check, certified funds, attorney check, or money order. Any other potential exceptions must be cleared prior to the sale. If a down payment is made, the remaining balance is due by 4 p.m. the following day. If not paid in full the buyer is subject to forfeiture of down payment.  Alternate arrangements must be pre-approved. The bidder cannot take possession of the property until he receives a written release from the Sheriff’s Office and the release will not be issued until the bid price is fully paid.

Nothing is added to the bid price except for sales tax at the prevailing rate. Those exempt from sales tax must provide, before a release or certificate of sale is issued by the Sheriff, a properly completed tax exemption form ST-120 or other form as required by any law. The expenses of the levy and sale will be deducted from the sale proceeds, if any. Where storage has accrued, it will be paid up to and including the day of sale. Thereafter, the purchaser is responsible for any charges. The purchaser is also responsible for making arrangements for the removal, transportation, security, safety, etc. of the purchased property.

When real property is sold, the purchaser must pay to the Sheriff a $20 deed fee at the time the deed and associated documents are delivered. Any other terms or requirements as may be expressed or implied by any rule or law are operational as long as such is not inconsistent with the Sheriff's duties and responsibilities as stated here or by law, at the time of sale, or other time. The preceding policies and procedures are subject to modification based upon innumerable variations and factors related to the property and court directions.

7. What exactly is the high bidder purchasing?

The purchaser at a sheriff's sale is acquiring the interest of the judgment debtor in the property levied upon. If, for example, the interest of the judgment debtor in a motor vehicle is subject to a lien, then that is what the bidder is buying. For real property, if the debtor's interest is governed by a joint tenancy, for example, or other deed restriction, or is subject to a superior lien or encumbrance, then that is what the bidder is purchasing.

The purchaser is acquiring the judgment debtor's "right, title and interest" in or to the property, whatever that may be. The Sheriff does not research such things nor make opinions or assertions relative to such matters.

8. What documents will the purchaser receive from the sheriff?

When personal property is sold, the successful bidder will receive a receipt for the payment of his bid, and a release which will be directed to the agency, person or party having possession of the property. This authorizes the release of the property to the purchaser; a certificate of sale, which transfers the judgment debtor's interest in and to the property, to the purchaser; accompanying the certificate of sale will be a copy of the execution, which is the legal instrument authorizing and directing the levy and sale.

When real property is sold, the purchaser will receive a receipt for the payment of the bid price, a Sheriff's Deed and the several documents attesting to procedure.

9. How does one find out if and when a sale is scheduled?

The Sheriff does not maintain a mailing list. In addition to this website, a printed notice of sale is usually posted in three public places in Goshen, the:

• Goshen Town Hall
• Orange County Sheriff
• Town of Goshen Post Office

For personal property sales, the law requires a notice of sale to be posted at three public places in the town or city where the actual auction takes place, at least six days before the sale. Such postings typically are done at the local town hall and other government buildings.