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

Pennsylvania gives you more time and more options than most states. If you have equity in your Allentown home, selling before the sheriff sale protects it. We can close in 7 days.Hablamos español.

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📝 Video Transcript

If you're facing foreclosure in Allentown or anywhere in Lehigh County, I want to give you a clear picture of what's happening and what your options are. I'm with USA Home Buyers.

Pennsylvania runs judicial foreclosures — that means the lender has to go through the courts. The process typically takes 12 to 18 months from your first missed payment to the Lehigh County sheriff sale. That sounds like a long time, but once a sale date is scheduled, the pressure is intense.

Here's the option most people don't fully understand: sell before the sheriff sale. If you close on a cash sale before the scheduled sheriff sale date, the mortgage gets paid off at closing and the foreclosure case is dismissed. Whatever equity you have left — that's yours.

We've helped Allentown and Lehigh County homeowners close in seven days to beat sheriff sale deadlines. We move fast because we pay cash — no financing contingency, no lender approval process, no waiting on an appraisal.

There's also PHFA's HEMAP assistance program — if you haven't applied, you have 33 days from receiving the notice of intention to foreclose to do so.

The worst thing you can do right now is wait. Call USA Home Buyers at 888-440-5250. We'll give you a written cash offer within 24 hours and help you understand exactly where you stand.

What You Need to Know Right Now

Pennsylvania's judicial foreclosure process averages 12-18 months. In Lehigh County, Allentown's home county, there's a mandatory conciliation conference that often pushes the timeline further. You have more time than you think. If your home is worth more than you owe, a cash sale pays off the mortgage, stops the foreclosure, and puts money in your pocket. With Allentown's median home price around $245K, many homeowners have meaningful equity to protect.

Lehigh County Foreclosure: What's Different Here

Mandatory Conciliation

Lehigh County requires a foreclosure conciliation conference before a judge enters judgment. This court-supervised meeting is designed to help lenders and homeowners reach a resolution. It also buys you time — the case cannot move to judgment until after the conference.

Monthly Sheriff Sales

Lehigh County holds sheriff sales monthly at the Courthouse, 455 W Hamilton St, Allentown. Properties are listed in the Lehigh Law Journal. Sales are often postponed 1-2 times, which can give you additional time to explore options.

Act 91 Notice Required

Before your lender can file foreclosure, they must send a state-mandated Act 91 notice. You have 33 days from receipt to apply for PHFA's HEMAP assistance. The lender cannot file until this period expires.

Right to Cure (Act 6)

You can pay off all arrears plus costs up until one hour before the sheriff sale. If you can come up with the full amount owed, the foreclosure stops. This is a last resort, but it's a right under Pennsylvania law.

Why Selling Before the Sheriff Sale Makes Sense

You keep your equity

Any amount above your mortgage payoff comes directly to you at closing. Allentown's median home price of ~$245K means many homeowners have real equity worth protecting. A foreclosure sale may return excess proceeds — but not reliably.

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.

With over 56% of Allentown's residents being Hispanic, we provide bilingual service throughout the process. Si prefiere comunicarse en español, llámenos al 888-440-5250.

Get a Cash Offer Before Your Sheriff Sale

Written offer in 24 hours. Close in 7-14 days. Stop the foreclosure.

By submitting, you agree to our Privacy Policy and Terms of Service. You consent to receive calls and texts from USA Home Buyers. We never share your information.

Lehigh County Foreclosure — Common Questions

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

Related: PA Foreclosure Guide · Behind on Payments · Sell Your Allentown House

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