We Can Stop YourSheriff Sale

We can close in as little as 7 days. In urgent situations (sheriff sale within 2 weeks), we prioritize your file and work weekends. We've closed deals with just 5 days to spare. The key is calling us early - every day counts.

Act 91 is a Pennsylvania law that requires your lender to send you a notice 30 days before filing foreclosure. This notice tells you about HEMAP (Homeowners' Emergency Mortgage Assistance Program) and other options. If you've received this notice, you have 30 days to respond - this is a critical window where selling to us can stop the process entirely.

Yes, significantly. A foreclosure stays on your credit report for 7 years and can drop your score by 100-160 points. When you sell to us, it's recorded as a regular sale - same as selling to any other buyer. The credit impact is minimal to none, and you can often buy another home in 2-3 years instead of 7+.

We may still be able to help. In some cases, we negotiate a 'short sale' with your lender where they accept less than the full balance. Banks often prefer this to foreclosure because it costs them less. We handle all the lender negotiations - you just sign the paperwork.

No. We buy houses in any condition - damaged, outdated, full of stuff, it doesn't matter. Our owner Mike is an InterNACHI certified home inspector, so we can accurately value your home regardless of condition. Leave what you don't want; we'll handle it.

At closing, we pay off your mortgage directly through the title company. Any remaining equity goes to you as cash. If you're behind on payments, those get paid too. You walk away with no mortgage, no back payments owed, and cash in your pocket.

Pennsylvania is a judicial-foreclosure state, so the full process runs ~6 months from the first missed payment to sheriff sale. The typical timeline: 90 days behind triggers the Act 91 / Act 6 notice (giving you 30 days to cure), 120 days behind allows the servicer to file foreclosure complaint, then 60-90 days of court process, then sheriff sale scheduled. Cash sale before sheriff sale is the fastest off-ramp — we close in 5-7 days, pay off the lender from proceeds, you save your credit.

Federal CFPB Regulation X requires you to be more than 120 days delinquent (about 4 missed payments) before the servicer can file a foreclosure complaint. PA Act 91 also requires a 30-day notice of intent to foreclose before the servicer files suit. So practically: if you're at 90 days behind, you're approaching the line but still have HEMAP + modification + short-sale + cash-sale options. At 120+ days, the servicer can begin court action and the 6-month judicial-foreclosure clock starts.

Almost always: sell. A foreclosure on your credit report stays for 7 years and drops your score 100-150+ points. A sale (including cash sale before sheriff sale) shows as a normal real-estate transaction with no foreclosure flag. Financially: if you have equity, a cash sale captures it; foreclosure surrenders it. If you're underwater, a short sale or deed-in-lieu protects more than foreclosure. The only case where letting foreclosure happen is mathematically equivalent is when you have zero equity AND zero job/income recovery prospect AND can wait out the 6-month timeline rent-free.