Selling Your House During Foreclosure in Pennsylvania

Receiving a foreclosure notice can feel overwhelming, but it doesn’t necessarily mean you’ve run out of options. Pennsylvania only allows judicial foreclosure, which means the process runs through the courts — and that gives you more time and more options than you might expect.

Understanding Foreclosure in Pennsylvania

Pennsylvania only allows judicial foreclosure — a lender cannot foreclose without filing a lawsuit in the Court of Common Pleas. Before that lawsuit can be filed on a residential mortgage, the lender must first send a written “Notice of Intention to Foreclose” at least 30 days in advance, under the Loan Interest and Protection Law (Act of Jan. 30, 1974, P.L. 13, No. 6, commonly called the “Act 6 notice”). That notice must clearly state the default, the exact amount or action needed to cure it, the time within which you must cure it, and how ownership of the property could be terminated (41 P.S. §403).

Even after that notice — and even after a foreclosure lawsuit is filed — Pennsylvania law gives you a right to cure the default. You can fix the default any time up until one hour before bidding starts at the sheriff’s sale, up to three times per calendar year, by paying what’s owed plus reasonable fees and costs. Curing the default restores you to the position you were in before you fell behind (41 P.S. §404).

Pennsylvania Foreclosure Timeline, Step by Step

• Default: You fall behind on your mortgage payments.
• Act 6 notice: The lender must send a 30-day written notice of intent to foreclose before it can accelerate the loan or file suit (41 P.S. §403).
• Foreclosure complaint filed: If the default isn’t cured, the lender files a foreclosure lawsuit in the Court of Common Pleas.
• Judgment and writ of execution: If the case isn’t successfully defended, the lender obtains a judgment and a writ of execution.
• Sheriff’s sale scheduled: Timing varies by county. You can still cure the default up until one hour before bidding begins (41 P.S. §404).

Because Pennsylvania foreclosure runs through the courts, the process typically takes months — which gives you time to explore your options, including selling before the sheriff’s sale.

Help Is Available for Pennsylvania Homeowners

Homeowners facing foreclosure may be able to access homeownership counseling or emergency mortgage assistance referrals through Pennsylvania’s Homeowner’s Emergency Mortgage Assistance Program, established under Act 91 of 1983. Contact the Pennsylvania Housing Finance Agency or a HUD-approved housing counselor to learn whether you qualify.

Can You Sell a House During Foreclosure in Pennsylvania?

Yes, as long as the sheriff’s sale hasn’t taken place. Selling before the sale date lets you control the process, pay off the mortgage from the proceeds, and avoid the uncertainty of an auction.

Why Pennsylvania Homeowners in Foreclosure Choose to Sell

• Stopping the process before the sheriff’s sale takes place
• Avoiding the uncertainty of what happens at auction
• Preserving whatever equity remains in the property
• Resolving a mortgage default alongside delinquent property taxes
• Wanting a simpler path than negotiating a loan modification

When Should You Call Us?

• You’ve received an Act 6 notice of intent to foreclose
• A foreclosure complaint has been filed against you
• A judgment has been entered and a sheriff’s sale date is scheduled
• You want to sell before the auction takes place

How We Help Pennsylvania Homeowners in Foreclosure

• Reach out any time — whether you’ve just received a notice or a sheriff’s sale is already scheduled
• Get a no-obligation cash offer that accounts for what’s owed on the mortgage
• Close on your timeline, before the sheriff’s sale becomes a problem
• We can work with your lender or attorney to help confirm the exact payoff amount

Why Choose Expert Land Sellers

• We buy houses as-is, including homes already in foreclosure
• No realtor commissions or listing fees eating into your proceeds
• We can coordinate directly with your lender to help confirm the payoff amount
• Flexible closing timelines that work around the sheriff’s sale date

Frequently Asked Questions

Does foreclosure happen without going to court in Pennsylvania?

No. Pennsylvania only allows judicial foreclosure, meaning the lender must sue in the Court of Common Pleas and obtain a judgment before the property can be sold at a sheriff’s sale.

What is an Act 6 notice?

It’s a written notice a residential mortgage lender must send at least 30 days before it can accelerate the loan or begin foreclosure, explaining the default, the right to cure it, and exactly what must be paid or done to fix it (41 P.S. §403).

Can I still fix my default after I get the notice?

Yes. You can cure a default any time up until one hour before bidding starts at the sheriff’s sale, up to three times per calendar year, by paying what’s owed plus reasonable fees and costs (41 P.S. §404).

Can I sell my house while it’s in foreclosure in Pennsylvania?

Yes, as long as the sheriff’s sale hasn’t occurred. The mortgage payoff is settled from the sale proceeds at closing.

Is there help available for Pennsylvania homeowners facing foreclosure?

Homeowners may be eligible for counseling or emergency mortgage assistance through Pennsylvania’s Homeowner’s Emergency Mortgage Assistance Program (Act 91 of 1983). Contact the Pennsylvania Housing Finance Agency or a HUD-approved housing counselor for details.

A Note on Legal Information

This page is provided for general educational purposes only and is not legal advice. Pennsylvania foreclosure procedures and timelines can vary by county and are subject to change. Please consult a licensed Pennsylvania attorney or a HUD-approved housing counselor regarding your specific situation before making any decisions about your property.

Related Pennsylvania Guides

• Behind on Property Taxes in Pennsylvania? Your Options Explained
• I Inherited a House in Pennsylvania — What Are My Options?