We Can Stop Your Sheriff Sale
Close in 7 days.. Protect your credit. Walk away with cash.
Get Your Cash Offer
Free, no-obligation • Response within 1 hour
Podemos ayudarte.
Why Choose Us
Built for Speed and Trust
Mike Sup is one of the only home buyers in the Lehigh Valley who is also a certified home inspector. That means fair offers based on real assessments — not lowball guesses.
You're Not Alone in This
These are real concerns from Lehigh Valley homeowners facing foreclosure. If any of these sound familiar, we can help.
What We Hear Most
"I lost my job and fell behind. Now the bank won't stop calling."
"I got an Act 91 notice. I don't even know what that means."
"Sheriff sale is in 3 weeks. I don't know what to do."
"I'm terrified my credit will be ruined forever."
Mike Sup
Owner & InterNACHI Inspector
Medical bills. Divorce. Job loss. Rate adjustments. These things happen to good people every day.
I've worked with families across the Lehigh Valley in your exact situation. The constant calls from the bank, the fear, the uncertainty about where your family will live — I understand.
You still have options. Let me show you.
Free, confidential consultation
How We Help You Escape
Forget the bank's timeline. We work on YOUR schedule.
to Close & Stop the Sale
Beat your sheriff sale deadline. We've helped families with just 5 days left.
Protect Your Credit
Foreclosure drops 100-160 points for 7 years. Selling to us? Minimal impact.
Walk Away with Cash
No realtor fees, no closing costs. The offer is the check you receive.
100% Confidential
No signs, no open houses. Your neighbors never need to know.
No Judgment
Medical bills, job loss, divorce — life happens. We help, not judge.
Inspector-Owned Business
Fair offers based on real inspection data — Mike is InterNACHI certified.
Other Buyers Guess. We Know.
Mike is a certified home inspector. That's why our offers are fair — they're based on facts, not lowball tactics.
Certified Professional
This certifies that
Mike Sup
Owner, ABE Homes
Is a member of
InterNACHI®
International Association of Certified Home Inspectors
15+
Years Experience
500+
Inspections Done
- Guess at repair costs
- Lowball to "cover risk"
- Surprise you at closing
- No credentials to show
- Real inspection data
- Transparent pricing math
- Offer = Final check
- InterNACHI certified
Why This Matters for You
No Lowball Surprises
Our offer is based on actual inspection data, not guesswork. What we offer is what you get.
Transparent Math
We show you exactly how we calculated the offer. ARV, repair costs, everything laid out.
Fair Even in Foreclosure
Desperate situation doesn't mean desperate offer. We don't exploit your timeline.
From Call to Cash in Hand
Three steps. Seven days. Your fresh start.
Call or Submit Form
Tell us about your situation. Foreclosure timeline, mortgage balance, property condition - we need to know what we're working with.
"I called at 9am expecting a call center. Mike called back personally by 10:30."
We Visit Your Property
Mike does the inspection himself (he's InterNACHI certified). Quick walkthrough - we've seen it all. No judgment.
"House was a mess from the stress of it all. Mike didn't bat an eye."
Get Your Cash Offer
Written offer within 24 hours. We show our math. If the numbers don't work for you, no hard feelings.
"Sheriff sale was 18 days away. Closed in 12. Still can't believe it."
Call or Submit Form
Tell us about your situation. Foreclosure timeline, mortgage balance, property condition - we need to know what we're working with.
"I called at 9am expecting a call center. Mike called back personally by 10:30."
— David R., AllentownWe Visit Your Property
Mike does the inspection himself (he's InterNACHI certified). Quick walkthrough - we've seen it all. No judgment.
"House was a mess from the stress of it all. Mike didn't bat an eye."
— Teresa M., BethlehemGet Your Cash Offer
Written offer within 24 hours. We show our math. If the numbers don't work for you, no hard feelings.
"Sheriff sale was 18 days away. Closed in 12. Still can't believe it."
— Marcus J., EastonReady to start?
Most closings happen in under 2 weeks.
Three Paths. One Clear Winner.
Let's be brutally honest about what each choice means for you.
Traditional Sale
"If you have 6+ months to spare..."
Let It Foreclose
DON'T DO THIS
Credit destroyed. Can't buy a home for 7 years.
Sell to ABE
Close in 7 days. Walk away with cash.
The math is simple: sell to ABE and save your credit, get cash, and move on with your life in days — not months.
Call (484) 895-1353 — Free ConsultationKnow Your Timeline
Pennsylvania requires a judicial foreclosure process. Here's what happens and when you need to act.
Missed Payments Begin
After 30 days late, your lender starts calling. This is when to act - you have the most options now.
Act 91 Notice
Pennsylvania law requires lenders to send this notice 30 days before filing foreclosure. You MUST respond within 30 days.
Foreclosure Filed
In PA, all foreclosures go through court. Once filed, it becomes public record and damages your credit immediately.
Sheriff Sale Scheduled
Your home is advertised for public auction. The sheriff sale date is set. This is your last chance to sell privately.
Don't know where you are?
Call Mike: (484) 895-1353Your Questions, Answered
Real answers about Pennsylvania foreclosure law and how selling to us works.
I've received a sheriff sale notice. Is it too late?
Not necessarily! In Pennsylvania, you have until the day of the sheriff sale to sell your home. We've helped homeowners close just days before their scheduled auction. But every day matters — call us immediately.
Call Now: (484) 895-1353
Mike Sup
Owner & Inspector
Don't see your question? I answer every call personally. No call centers, no runaround.
1How fast can you actually close to stop my foreclosure?
How fast can you actually close to stop my foreclosure?
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.
2What is Pennsylvania's Act 91 notice and why does it matter?
What is Pennsylvania's Act 91 notice and why does it matter?
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.
3Will selling to you hurt my credit less than foreclosure?
Will selling to you hurt my credit less than foreclosure?
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+.
4What if I owe more than my house is worth (underwater)?
What if I owe more than my house is worth (underwater)?
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.
5Do I need to make repairs or clean out the house?
Do I need to make repairs or clean out the house?
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.
Pennsylvania-specific answers. Foreclosure laws vary by state. These answers apply to PA judicial foreclosure process.
Find Your Neighborhood
Click any county to explore • 36+ communities across 6 counties
Don't see your city on the map?
We likely still cover it. Send us your address for instant confirmation.
Ready to Stop Foreclosure?
Take the first step. We respond to foreclosure situations within 2 hours.
Every Day Counts
Don't wait until it's too late
The closer you get to your sheriff sale date, the fewer options you have. We've helped families with just 5 days to spare — but earlier is always better.
¿Hablas Español?
Ayudamos a familias en español. Llámanos.
Mike's Personal Guarantee
Owner & InterNACHI Inspector
"I answer every inquiry personally. No call centers, no sales pressure. Just an honest conversation about your options. If selling to us isn't right for you, I'll tell you."
Call Mike: (484) 895-1353100% Private
No Spam
2hr Response
Get Your Cash Offer
Free, no-obligation quote
Prefer to talk? Call (484) 895-1353 anytime.
Ready When You Are
Let's Talk AboutYour Options
Whether you're ready to sell today or just exploring your options, we're here to help. Get a free, no-obligation cash offer and decide on your own timeline.
What you get with ABE Homes:
Mike was straightforward from the start. No pressure, just a fair offer. We closed on our timeline and it was exactly what we needed.
Sarah T., Bethlehem
Talk to Mike
Owner & Certified Inspector
(484) 895-1353
Offers typically within 24-48 hours