Land · New Jersey tax sale guide

Mountainside borough tax lien sale, New Jersey

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Mountainside records its sale inside a redemption resolution. Borough Resolution 105-2026, carried in the minutes of the July 21, 2026 regular meeting, recites that at the borough tax sale held on December 3, 2025 a lien was sold on a Fawn Ridge property for $28,900.37 of redemption money with a premium of $42,000.00, and it authorises the return of both sums. Those held words are what the date rests on; the certificate number in the resolution names that one lien, and no date comes from the number. The resolution documents one lien's redemption; it does not state the sale held only one parcel, and this page does not say so either. Its 2020 census population is 7,020 (Census QuickFacts).

Selling office: Borough of Mountainside Tax Collector (Justyna Zagorska), Mountainside

Next sale: Wednesday, December 3, 2025 (most recent dated sale published). The borough resolution gives that December day in held words, and states no hour, venue or mode for the sale.

Read the Mountainside resolution for this borough, and ask the finance office for the next sale day, because the borough papers the held sale and its premium and no current sale morning.

Dates and deadlines

The dated sale	Wednesday, December 3, 2025, per borough Resolution 105-2026, which recites a lien sold at the borough tax sale held on that date on 246 Fawn Ridge, Block 3.07, Lot 38. The resolution states no time, venue or mode for that sale.
The premium on that lien	The same resolution records the lien sold to Phoenix Funding, Inc. for a premium of $42,000.00, with a redemption of $28,900.37 plus the premium authorised in the July 21, 2026 minutes.
The certificate note	The lien in Resolution 105-2026 carries a certificate number in the 2025 series. That number names the lien; the December day above comes from the resolution's held words alone.
One lien documented	Resolution 105-2026 documents the redemption of one lien from the December 2025 sale. It is not a statement that the sale offered or sold only one parcel, and no such claim is made here.
Next sale	Not published as a specific date beyond the December 2025 sale recorded above.
Sale track	Not published. No borough document read labels a Mountainside sale standard or accelerated.
Registration	Not published in the sources read for the 2025 sale.
Deposit	Not published in the sources read.
Bidding and payment	Not published for the 2025 sale in the sources read. The state frame governs a borough sale itself, with the rate bid down from 18 percent and premium bidding below 1 percent, as set out below.
Redemption	Through the Tax Collector until a Superior Court judgment bars the right. The money side, interest at the bid rate, subsequent payments and the tiered penalty, is set out in the terms table below, on the state frame.
Struck off certificates	Nothing published in the sources read. Under the state frame a lien with no purchaser is struck off to the municipality at 18 percent and may later be assigned under 54:5-113 or sold at public sale under 54:5-114.1 and 54:5-114.2.
Format	Not stated for the 2025 sale in the borough sources read.
Selling office	Borough of Mountainside Tax Collector (Justyna Zagorska), named on the borough Finance Office and Tax Collector page and in the borough adopted 2026 budget, Mountainside, NJ.

Sources: Borough of Mountainside, Resolution 105-2026 in the July 21, 2026 meeting minutes, Finance Office page and adopted 2026 budget (mountainside-nj.com). NJ Division of Local Government Services, Elements of Tax Sales in New Jersey. Confirm with the selling office before relying on any date on this page: sales move, terms change, and parcels are pulled up to sale day.

Research Mountainside borough parcels before you bid

A sale list gives you the parcels, the date, and the opening terms. It does not give you the owner, the value, or the rest of the picture: liens, foreclosure status, and parcel history. PropertyRadar is the data platform for that layer. It carries owner records, assessed and market values, foreclosure and tax data, and property history for parcels across Mountainside borough, searchable by address, owner, or county, including parcels that never reach a sale list.

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How New Jersey tax sales work

Nobody at the county sells anything. Under NJSA 54:5-19 the tax collector of each municipality sells. Counties in New Jersey assess nothing for this process and run no sale; every date, list, platform and deposit rule on these pages belongs to a town, not to the county named at the top.
What is sold is a certificate, a lien, not the property. The Division of Local Government Services states it plainly: at the tax sale, title to the delinquent property itself is not sold; what is sold is a tax sale certificate. The owner keeps the property and is not evicted.
Two sale tracks run on the statute's calendar. A standard sale is held in the fiscal year following the year of delinquency. An accelerated sale reaches charges in arrears on the 11th day of the eleventh month of the fiscal year, conducted no earlier than the last month of that year, which is why December accelerated sales exist. A municipality may run both.
Bidding is the rate down from eighteen percent, then premium. Under 54:5-32 the lien is struck off to whoever takes the lowest rate of interest, never above 18 percent. When a bidder offers less than 1 percent or no interest, premium bidding takes over: the winner pays the amount due plus the highest premium. The premium goes to the municipality, earns no interest, is returned if the owner redeems, and escheats to the municipality if the certificate is neither redeemed nor foreclosed within five years.
Redemption runs through the collector until a court bars it. The owner, heirs, a prior certificate holder, a mortgagee or an occupant may redeem at any time until the right is barred by a Superior Court judgment (54:5-54, 54:5-86), paying the sale amount with interest at the bid rate, the holder's subsequent lien payments and expenses, and the tiered penalty in 54:5-61: 2 percent over 200 dollars, 4 percent over 5,000, 6 percent over 10,000.
Foreclosure has two clocks, and assignment moves you to the faster one. A private holder may file in Superior Court after two years from the sale; a municipality, or its assignee or transferee, may file after six months (54:5-86), and a municipality may proceed in rem where six months have run and 21 months of general land taxes remain unpaid (54:5-104.32, 54:5-104.34). Since July 10, 2024, P.L.2024, c.39 has revised the process so an owner can protect remaining equity, so foreclosure is no longer the automatic equity transfer older guides describe.
Unsold liens are struck off to the municipality at eighteen percent. The municipality may later sell those certificates by private assignment under 54:5-113, for not less than the liens by governing body resolution, or at public sale under 54:5-114.1 and 54:5-114.2, the second permitting sales below the amount due. That assignment market is New Jersey's leftover channel, and it is municipal, never county run.

How buying works in Mountainside borough

Mountainside preparation splits between the borough papers and the finance office. The resolution proves the borough sells and that one Mountainside lien drew a $42,000 premium; the day, the list and the form for the next sale sit with the collector.

The rate is a giveaway on any lien worth having. On contested certificates the interest rate is bid to zero in the first minutes and the real bidding is the premium, which earns nothing and sits with the municipality for up to five years. The disciplined bid is set by the property and the foreclosure timeline, never by the rate.
A $42,000 premium on a $28,900 redemption is the Mountainside signal. The premium is larger than the lien amount it rode on, so a bidder prices Mountainside parcels from the property and the likely redemption, never from the rate.

Terms: what a bid actually costs

Deposit, Mountainside borough	Not published. No borough sale notice carrying a deposit figure was found among the borough sources behind this page.
Payment, Mountainside borough	Not published in the sources read for the 2025 sale. A borough sale notice, when Mountainside publishes one, is the document that will govern payment.
What is sold	A tax sale certificate: a lien on the property for the taxes and municipal charges sold, recorded against the property. The property itself is not sold, the owner is not evicted, and the certificate holder's road to the property runs through redemption failing and a Superior Court foreclosure.
The interest ceiling	18 percent per year, the maximum in 54:5-32. Bidding opens at 18 percent and the rate is bid down. The rate the winner takes is the rate the owner pays on redemption, and on contested liens in the publishing towns the rate is routinely bid to zero, which is where the premium takes over.
The premium	When a bidder offers less than 1 percent or no interest, the lien is struck off to whoever pays the amount due plus the highest premium. The premium is paid to the municipality and held by it: it earns the buyer no interest, it is returned if the owner redeems, and it escheats to the municipality if the certificate is neither redeemed nor foreclosed within five years. Model every premium dollar at zero percent, because that is what it earns.
Redemption money	The sum paid at the sale with interest from the sale date at the rate bid; after the certificate issues, plus the holder's expenses and subsequent municipal liens paid under 54:5-59 and 54:5-60; plus the tiered penalty in 54:5-61, 2 percent where the certificate exceeds 200 dollars, 4 percent above 5,000 dollars and 6 percent above 10,000 dollars. A municipality may separately fix a year end penalty up to 6 percent on delinquencies over 10,000 dollars under 54:4-67.
How long redemption really lasts	Until a Superior Court judgment bars it. There is no self expiring redemption date: the operative clocks are the foreclosure filing clocks, two years from the sale for a private holder, six months for a municipality or its assignee, plus the life of the court case. An owner facing a private holder has at least two years; an owner facing a municipal assignee may have far less.
The deed path	Foreclosure of the right of redemption in Superior Court, Chancery Division, or a municipal in rem action under 54:5-104.32 where its conditions are met. Since P.L.2024, c.39 (July 10, 2024) the process protects the owner's remaining equity, so the pre-2024 outcome, foreclosure simply transferring all equity to the holder, is not current law and no 2026 page should describe it as such.

The leftover channel: struck off certificates and municipal assignment

For Mountainside the borough sources behind this page publish nothing about struck off certificates or assignment sales beyond the redemption recorded in Resolution 105-2026. Under the state frame a borough lien with no purchaser is struck off to the borough at 18 percent and may later be sold by private assignment under 54:5-113, for not less than the liens by governing body resolution, or at public sale under 54:5-114.1 and 54:5-114.2, the second permitting sales below the amount due. The assignee of a municipal certificate inherits the municipality's six month foreclosure clock under 54:5-86, measured from the original sale date.

Before you bid

Start with the town, because there is no county list. Every fact that matters, the date, the list, the platform, the deposit, lives with one municipal tax collector. The county page tells you which towns publish and what they published; the towns that publish nothing are a telephone call, and no website, this one included, can substitute for it.
Redeem and pay only through the collector. Redemption money goes to the tax collector for the holder's use, and the collector's figure is the redemption figure. Never pay a certificate holder directly on their own number, and record your certificate with the county clerk within 90 days of the sale to protect the lien.
Know which clock your seller gives you. A certificate bought at the sale carries a two year wait before foreclosure; the same certificate bought by assignment from the municipality can be foreclosed on the six month municipal clock from the original sale date. The channel you buy through is a term of the deal, priced like one.
Set the maximum before the sale opens. The free Max-Bid Calculator below works backwards from your exit value to the highest bid you can pay, with the costs shown. In premium territory the maximum is a property decision, not a yield decision.

The municipal pages in this set

One page per selling office, each verified against its own municipal sources. New Jersey has 566 municipalities and every one sells through its own tax collector; this set is the four hundred seventy largest municipalities by population. The county's other municipalities are aggregated on the Union County page.

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