How long does foreclosure take in Lehigh County, PA?

Pennsylvania foreclosures go through court, and Lehigh County maintains a mortgage foreclosure conciliation program through the Court of Common Pleas. Actual timing varies by lender, court schedule, notices, postponements, and whether a resolution is reached, so treat any timeline estimate as case-specific rather than certain.

Where are Lehigh County sheriff sales held?

Per the Lehigh County Sheriff's Office, sheriff-sale information and sale lists are published through the county's official Sheriff Sale pages. Check the county site and your case notices for the actual sale date, location, and postponement status.

Can I stop a Lehigh County sheriff sale by selling the property?

Often, yes, if the closing happens before the sale and the payoff figures are available. The mortgage payoff and any required foreclosure costs are handled through the closing statement. If a sale date is already scheduled, call immediately so the title company can confirm whether there is enough time.

What is the Lehigh County conciliation conference?

Lehigh County Court of Common Pleas publishes a Mortgage Foreclosure Conciliation Program and calendar for conciliation conferences. The conference is intended to let borrowers and lenders review possible resolutions, but outcomes and case timing depend on the court, lender, and homeowner's facts.

Do I have any equity if I sell before foreclosure?

If the sale price is higher than the mortgage payoff, arrears, liens, and closing costs, the remaining proceeds normally go to you at closing. A title company has to confirm the payoff and all recorded liens before anyone can know the exact net amount.

Do you work with Spanish-speaking homeowners in Allentown?

Yes. We offer bilingual service for Allentown homeowners who prefer to communicate in Spanish. We can discuss the offer, closing steps, and timing in Spanish so you understand your options clearly. Llámenos hoy.

Sell Before Foreclosure in Allentown PA | Lehigh County

What You Need to Know Right Now

Pennsylvania foreclosures go through court, and Lehigh County Court of Common Pleas publishes a Mortgage Foreclosure Conciliation Program for local cases. PHFA also says homeowners who receive an Act 91 notice must meet with a participating counselor within 33 days to put the foreclosure process on hold through HEMAP. If your home is worth more than you owe, a cash sale before sheriff sale can pay off the mortgage and preserve any remaining proceeds after liens and costs.

Lehigh County Foreclosure: What's Different Here

Mandatory Conciliation

Lehigh County Court of Common Pleas publishes Mortgage Foreclosure Conciliation Program materials and calendars. The conference gives borrowers and lenders a court-supervised setting to review possible resolutions, but the exact effect on timing depends on the case.

Monthly Sheriff Sales

Per the Lehigh County Sheriff's Office, sheriff sale information and sale lists are maintained on the county's official Sheriff Sale pages. Always verify the active sale date and any postponement directly with the county or your attorney.

Act 91 Notice Required

PHFA says that after an Act 91 Notice, a homeowner must meet with a participating counseling agency within 33 days from the notice date to put the foreclosure process on hold while applying for HEMAP.

Right to Cure (Act 6)

You may have payoff, reinstatement, HEMAP, sale, or settlement options before the sheriff sale, but the available cure rights and deadlines are case-specific. Confirm the exact amount and deadline with the lender, court notices, or a Pennsylvania foreclosure attorney.

Why Selling Before the Sheriff Sale Makes Sense

You keep your equity

Any amount above your mortgage payoff, liens, and closing costs is normally seller equity. The title company confirms payoff figures before closing; a sheriff sale outcome is harder to control.

Credit damage is limited

Missed payments hurt your credit either way. But a completed foreclosure stays on your report for 7 years and affects housing, employment, and financing for years. A pre-foreclosure sale is far less damaging.

The process stops

Once we close and your mortgage is paid off, the foreclosure case is dismissed. No more court dates. No more certified letters. No more calls from the lender.

We Know Allentown

We buy houses throughout Allentown and Lehigh County — the South Side, West End, Center City, the Old Allentown Historic District, Fountain Hill, Catasauqua, and surrounding communities. We know the neighborhoods, we know the values, and we know what it takes to close fast in this market.

Allentown's neighborhoods include many historic row homes and Bethlehem Steel-era properties. We buy these in any condition — no repairs, no updates required.

We provide bilingual service throughout the process for Allentown homeowners who prefer Spanish. Si prefiere comunicarse en español, llámenos al 888-274-5006.

Get a Cash Offer Before Your Sheriff Sale

Written offer in 24 hours. Fast cash closing when title and payoff timing allow.

Lehigh County Foreclosure — Common Questions

Resources for Allentown Sellers

PA Foreclosure Resources

PA Housing Finance Agency (PHFA) — HEMAP

phfa.org — Emergency mortgage assistance for PA homeowners

Lehigh County Sheriff's Office

Lehigh County Courthouse, 455 W Hamilton St, Allentown PA 18101 — for scheduled sheriff sale dates and property listings

Community Action Committee of the Lehigh Valley (CACLV)

caclv.org — Housing counseling and foreclosure prevention services in the Lehigh Valley

Facing Foreclosure in Allentown? Sell Before the Lehigh County Sheriff Sale

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