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We buy houses as-is in Chambersburg and Franklin County.

Chambersburg PA › Foreclosure

Can I Sell My Chambersburg House Before Foreclosure?

Our agreement of sale will often get a sheriff's sale postponed so we can close. It doesn't always work, but it works more often than people think. Signing the agreement alone doesn't postpone the sale automatically; we use it to ask for the postponement. (Pa.R.C.P. 3121.)

If you received an Act 91 notice, mortgage court papers, a sheriff's-sale notice, or a Franklin County tax-sale notice, call us and tell us what stage you are facing. Mortgage foreclosure and tax-sale dates follow separate paths.

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How we can help

Selling is another option before a scheduled sheriff's sale or tax sale. Tell us what notice you received and what timing you are facing; you can call before you have every document.

We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. No fees. No agent commissions when you sell to us.

Mortgage foreclosure and tax sales have different deadlines

A mortgage foreclosure can lead to a sheriff's sale. A tax sale follows a separate process for delinquent property taxes, and the county notice gives its date.

Mortgage foreclosure and the Sheriff

For certain delinquent mortgages on a Pennsylvania one- or two-family home that is your principal residence, the lender must send an Act 91 notice before filing for foreclosure. If you want HEMAP assistance, meet a designated housing counselor within 33 days; that counselor then has 30 days from your meeting to submit an application to PHFA. HEMAP is a state mortgage-assistance loan program. Selling is another option, and you can call us when the letter arrives. (Act 91; PHFA HEMAP guidance.)

Delinquent property taxes

When property taxes go unpaid, the county can put the house up for a tax sale, and the county's notice gives the date. If a sale closes before that date, delinquent taxes may be paid from the proceeds if enough money remains after other liens and closing costs. A sale agreement alone does not resolve the tax claim. Call us as soon as a notice arrives; timing matters. (Real Estate Tax Sale Law, §§601–603.)

If the payoff is more than the house is worth

Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.

What happens next

  1. Tell us about the property, the notice, and the timing you are facing.
  2. We review condition, title, payoff, occupancy, seller authority, and sale timing with you.
  3. You get a written offer and written terms before you commit, and we close through a title company.
  4. The title company and relevant parties work through the verified title, payoff, and closing details.

Close as fast as 7 days when title and closing details allow.

When you sell to us, we pay the closing costs. When you sell to us, we pay the transfer tax. These payments do not pay your mortgage, liens, back taxes, or your share of current property taxes.

It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.

If you want a planning estimate before verified payoffs, use the Chambersburg home-sale net proceeds calculator.

Local foreclosure and tax-sale help

Franklin County Sheriff

The Sheriff conducts real-estate execution sales. Call 717-261-3877 or email sheriff@franklincountypa.gov. The office is at the Judicial Center, 14 North Main Street, Chambersburg, PA 17201. The Sheriff's page has the current real-estate sale information.

Franklin County Sheriff →Real-estate sales information →

Franklin County Tax Claim

Tax Claim handles delinquent county, school, and municipal real-estate taxes. Call 717-261-3884 or email taxclaim@franklincountypa.gov. The office is at 272 North Second Street, Chambersburg, PA 17201. Contact the office for the current amount and tax-sale information.

Contact Franklin County Tax Claim →

PHFA HEMAP and Act 91 counseling

PHFA provides HEMAP information and lists 717-780-3940 and 800-342-2397 for help finding a counselor.

Read PHFA HEMAP information →

Franklin County Legal Services

Franklin County Legal Services provides free civil legal services to low-income individuals. Apply through its official site or call 717-262-2326 at 336 Lincoln Way East, Suite B, Chambersburg, PA 17201.

Visit Franklin County Legal Services →

Questions about foreclosure in Chambersburg

Can I sell my Chambersburg house before a Franklin County sheriff's sale?

Yes. Call us when you receive the sheriff's-sale notice. We review title and payoff with you, give you written terms before you commit, and close through a title company.

What if my mortgage payoff is more than the house is worth?

Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.

How are delinquent property taxes handled in Franklin County?

The county notice gives the tax-sale date. If a sale closes before that date, delinquent taxes may be paid from the proceeds if enough remains after other liens and closing costs. A sale agreement alone does not resolve the tax claim. Call us as soon as a notice arrives; timing matters. (Real Estate Tax Sale Law, §§601–603.)

What should I do if I received an Act 91 notice?

For certain delinquent mortgages on a Pennsylvania one- or two-family home that is your principal residence, the lender must send an Act 91 notice before filing for foreclosure. If you want HEMAP assistance, meet a designated housing counselor within 33 days; that counselor then has 30 days from your meeting to submit an application to PHFA. HEMAP is a state mortgage-assistance loan program. Selling is another option, and you can call us when the letter arrives. (Act 91; PHFA HEMAP guidance.)

Can I call before I have every document?

Yes. Call 888-274-5006 when you receive a notice; you don't have to have every document before we talk.

More Chambersburg seller resources

Taxes and liensInherited propertySeller resourcesChambersburg home page

We give written cash offers in 24 hours.

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Prices, timing and your selling options

Home prices in Chambersburg

Median sale price
$239,836
Redfin · Chambersburg, PA; Three months ending September 2026
Median days on market
12 days
Redfin · Chambersburg, PA; Three months ending September 2026
Homes sold
67 homes
Redfin · Chambersburg, PA; Three months ending September 2026
Typical home value (Zillow ZHVI)
$288,177
Zillow · Chambersburg, PA; As of September 2026
For-sale inventory
177 homes
Zillow · Chambersburg, PA; As of September 2026

Homes in Chambersburg, PA sold for a median of $239,836 for the three months ending September 2026 (Redfin). Repairs and condition affect what someone will pay for your house. Homes in Chambersburg, PA spent a median of 12 days on the market for the three months ending September 2026 (Redfin). You still have bills while waiting to sell, including utilities and any mortgage payments. Allow time for closing, too.

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