If you’ve received a foreclosure notice in Philadelphia, PA it’s easy to feel like the clock is running out. But here’s the truth — you can sell your house fast while it’s in foreclosure in Pennsylvania, as long as you act before the sheriff’s sale.
If you live in South Philly, West Oak Lane, or the Northeast, knowing how Pennsylvania‘s foreclosure laws work can help you make good choices, protect your credit, and keep as much equity as possible.
👉 Foreclosure isn’t the end; it’s a sign that you need to act quickly and take back control.
Understanding Foreclosure in Pennsylvania
In Pennsylvania, lenders have to sue you in court before they can take your home. This is called a judicial foreclosure process. That might sound scary, but it also gives you time to respond and the chance to sell before the auction.
This is how it begins:
- Act 6 Notice (30-Day NOI): Lenders must send you a notice before filing that gives you 30 days to catch up on payments (41 P.S. §403).
- Act 91 Notice: Some borrowers also get this notice, which has information about the HEMAP (Homeowners’ Emergency Mortgage Assistance Program). This is a state loan that can help with missed payments for a short time.
- Right of Redemption: You can’t get your home back after the sheriff’s sale. So it’s important to do something before the sale date.
For Philly homeowners, this process means there’s still time — especially if you start marketing or selling your home during the notice period.
👉 If you got an Act 6 or Act 91 notice, that’s your sign that the time to sell has come.
Can You Sell a House in Foreclosure?
Yes. You remain the legal owner until your property is sold at sheriff’s sale and the deed transfers to the winning bidder. That means you can sell your home at any time before the sale and use the proceeds to pay off your mortgage, taxes, or liens.
Cash sales often work best in foreclosure situations because they close fast — sometimes in as little as 7–10 days — and don’t depend on bank financing.
On Reddit’s r/RealEstateAdvice, one Pennsylvania homeowner shared that their bank delayed the sheriff’s sale after they showed proof of a pending offer. Others in r/Homeowners echoed that quick cash buyers were the easiest path out, especially when deadlines were tight.
💡 The earlier you start, the more leverage you have — every day matters when your home’s on the auction calendar.
Key Concepts
Here are some key foreclosure terms that matter for Philadelphia sellers:
- Act 6 Notice: The 30-day warning that starts the foreclosure timeline.
- Act 91 Notice: Sent with information about PA’s mortgage-assistance loans (HEMAP).
- Short Sale: Selling for less than you owe, with lender approval.
- Sheriff’s Sale: Court-ordered auction of the property after a judgment.
- PA Seller Disclosure (§7304): You must disclose known property defects even when selling “as-is.”
- Realty Transfer Tax: Pennsylvania charges 1% statewide, plus Philadelphia’s additional 1% city tax (split by buyer/seller in most deals).
Reddit discussions in r/RealEstateInvesting highlight that Philly rowhomes often have hidden code violations or old utility liens that can slow down closing. A quick title search and city lien certificate can prevent surprises later.
🧭 Knowing your legal and financial obligations helps you stay ahead of the process — and close confidently.
Deadlines and What They Mean for Philadelphia, PA Homeowners
Once you’ve received the Act 6 or Act 91 notice, you have about a month to act before the lender can file in court. After that, the foreclosure case proceeds through judgment and, eventually, sheriff’s sale.
The City of Philadelphia operates a Mortgage Foreclosure Diversion Program, giving homeowners a chance to meet with housing counselors and lenders before losing their property. That window can give you time to sell or apply for alternatives.
⏳ Use this breathing room wisely — every week before court filing is a chance to find a buyer and stop foreclosure in its tracks.
Communicating with Your Lender
If you plan to sell, tell your lender as soon as possible.
Lenders often prefer being repaid through a sale rather than dealing with a lengthy court case. Provide proof of your intent to sell — such as listing info or a signed offer — and request they hold off on further action while you close.
Homeowners on r/RealEstate often mention that lenders become more flexible when you show legitimate progress. One Pennsylvanian noted, “The sheriff’s office gave us another 30 days because we proved our buyer was ready to close.”
💬 Communication builds credibility — the more transparent you are, the more likely you are to get extra time.
Short Sales vs. Cash Sales
A short sale can work if your mortgage balance is higher than your home’s market value, but these take months and require bank approval.
A cash sale, by contrast, is quick and predictable — no repairs, no showings, no waiting on the bank. You can close before your sheriff’s sale and avoid a foreclosure judgment on your record.
As one Reddit user shared, “My short sale dragged on for 10 weeks — the bank finally approved it after my sheriff’s sale date had passed.” In foreclosure, speed often wins over complexity.
🏡 When time is short, certainty is everything — and cash buyers make that possible.
Tips for Philadelphia, PA Homeowners
- Always verify property taxes, water/sewer balances, and code violations before listing.
- You must provide a Property Disclosure Statement (even “as-is” doesn’t remove that obligation).
- If your home was built before 1978, include lead-based paint disclosures.
- Expect to pay 1% state + 1% city Realty Transfer Tax (customarily split 50/50 with the buyer).
- For help, call Save Your Home Philly or the Philadelphia Foreclosure Diversion Program — both can connect you with housing counselors at no cost.
In BiggerPockets discussions, Philly investors stress the importance of having your city lien certificate and payoff letters ready before you sign. It’s the easiest way to avoid settlement delays.
✅ Prepared sellers close faster — and get better offers from serious buyers.
Key Takeaways
- You can sell your house fast during foreclosure in Philadelphia until the sheriff’s sale.
- Respond quickly after receiving an Act 6 or Act 91 notice.
- All debts, taxes, and liens are paid from your sale proceeds at closing.
- You must complete PA’s Property Disclosure Statement and lead-paint forms.
- Expect to split 2% total transfer taxes (state + city).
- Cash home buyers can help you sell quickly and avoid court costs.
🌟 Foreclosure doesn’t erase your ownership — but it does shorten your window. Start selling while the choice is still yours.
Sell a House in Foreclosure in Philadelphia, PA: Frequently Asked Questions
Can I sell my house in foreclosure in Philadelphia, PA?
Yes, until the sheriff’s sale occurs, you can sell and use proceeds to pay what you owe.
Peregrine REI helps homeowners in this situation by providing fast fair cash offer and buying houses as-is. We work with trusted local title companies to close quickly—often before the auction date—so you can avoid foreclosure and protect your equity.
What are Act 6 and Act 91 notices?
They’re pre-foreclosure warnings giving you 30+ days to cure your default or seek HEMAP assistance.
Does Pennsylvania have a redemption period after sale?
No — you must sell or pay off the loan before the sheriff’s sale.
What happens at closing?
The title company pays your mortgage, taxes, and liens from your proceeds.
Do I need to disclose property issues?
Yes, under PA’s Seller Disclosure Law (68 Pa.C.S. §7304).
Do I pay transfer taxes?
Yes, typically 2% total (1% state + 1% local, often split between buyer and seller).
Can I stop the sheriff’s sale by showing proof of sale?
Sometimes — lenders or courts may postpone sales if a closing is pending.
Is a lawyer required for closing in PA?
No, but using one can help if your case is already filed.
Are there local programs to help?
Yes — Philadelphia’s Mortgage Foreclosure Diversion Program and Save Your Home Philly hotline offer free support.
Who buys houses in foreclosure in Philadelphia?
Local cash home buyers, investors, and as-is specialists who know how long Pennsylvania foreclosures take.
Peregrine REI is one of those trusted local cash home buyers—we purchase Philadelphia, PA homes in foreclosure for cash, buy properties as-is, and work with local title companies to close quickly so homeowners can avoid foreclosure and move forward with peace of mind.
💬 You still have options and time to make the right move, even if the auction is weeks away.
Are You Ready to Sell a House in Foreclosure in Philadelphia, PA?
If you’re facing foreclosure, you don’t have to lose everything. Selling your Philadelphia home before the sheriff’s sale can help your credit, stop legal fees, and let you move on with your life.
Across Reddit and other homeowner communities, one piece of advice echoes again and again: “The hardest part was thinking I still had more time.”
Don’t wait until the sale date — start now.
🚀 Before the court takes over, do something. Start your sale today and keep your peace of mind.
How Our Simple 4-Step Process Works
Helping Philadelphia, PA homeowners sell quickly, stress-free, and with confidence.
Step 1 – Tell us about your home (no repairs needed) in Philadelphia, PA:
Just share a few details about your Philadelphia property. Don’t worry about cleaning or fixing anything—we buy houses exactly as they are.
Step 2 – We take a quick look:
If your home meets our buying criteria, we’ll schedule a short visit at your convenience. No open houses, no strangers walking through—just a quick look so we can confirm details.
Step 3 – Get your fair cash offer:
Within 24 hours, we’ll send you a no-obligation fair cash offer based on your home’s condition and the Philadelphia market. You’re in control—no pressure, no hidden strings.
Step 4 – Choose your closing date:
We’ll handle the paperwork and close with a trusted local title company, often in about 7 days. You pick the date that works best for you.
✨ No commissions. No waiting. No stress—just a straightforward, fair cash offer from Peregrine REI.