How Do Sheriff’s Sales Work in NJ?
A Sheriff’s Sale is the court‑ordered public auction of real property after
a lender wins a foreclosure judgment. New Jersey follows a judicial foreclosure system,
so every sale is supervised by the Superior Court and carried out by the county sheriff.
Knowing the exact timeline and your limited rights of redemption can help you make smart,
timely decisions.
Sheriff’s Sale Timeline (Updated 2025)
- Final Judgment & Writ of Execution
Once the lender obtains a Final Judgment of Foreclosure, the clerk issues a
Writ of Execution directing the county sheriff to sell the property.
(Ct. R. 4:64‑1, 4:65‑1.) - Scheduling & Public Notice — N.J.S.A. 2A:50‑64
The sheriff must schedule the sale within 150 days of receiving the writ.
Sale notices must be published once a week for four consecutive weeks and posted in a public
place at least three weeks before the auction. (N.J.S.A. 2A:61‑1.) - The Public Auction
Sales are typically held at the county courthouse. The property is struck off to the
highest bidder, subject to the 10‑day redemption/objection period. - 10‑Day Redemption or Objection — Ct. R. 4:65‑5
After the sale, the homeowner has 10 days to either (a) redeem by paying the
full judgment, interest, and costs, or (b) file a motion to set aside the sale for legal
defects. When the 10 days expire, the sheriff issues the deed and the right of redemption
ends. - Possession & Eviction
If the former owner remains, the purchaser may apply for a Writ of Possession and
proceed with eviction through the Special Civil Part.
Your Limited Options to Delay or Stop the Sale
- Statutory Adjournments — N.J.S.A. 2A:17‑36: You may unilaterally request
two adjournments (up to 30 days each). A third requires the lender’s written
consent; further delays need a court order. - Active Loss‑Mitigation: A pending loan modification or short‑sale contract,
if acknowledged by the lender’s counsel, can lead the sheriff to postpone the sale
administratively. - Bankruptcy Filing: A Chapter 7 or 13 petition immediately invokes the
federal automatic stay (11 U.S.C. §362), stopping the sale.
Bottom line: Deadlines come quickly. Early legal advice preserves options and
reduces cost.
Get Skilled Foreclosure Counsel Now
Friscia & Associates has guided hundreds of New Jersey homeowners through foreclosure.
Call our Newark office at (973) 500‑8024, our New York office at
(212) 960‑8308, or
contact us online
for a confidential consultation.