USA Home Buyers

Lewistown Borough, PA › Foreclosure

Mifflin County · Pennsylvania

Can I Sell My Lewistown House Before Foreclosure?

Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think.

Yes. Depending on the stage of the mortgage case, selling before a scheduled sheriff's sale may be an option if the payoff, title work, and closing steps can be completed in time. A sale agreement by itself does not change the date.

We're USA Home Buyers. We buy houses as-is in Lewistown Borough and throughout Mifflin County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.

Call us at 888-274-5006 or send the property address through the form to ask for a cash offer.

We'll give you a written cash offer within 24 hours.

We give written cash offers in 24 hours.

Share the property address and the notice or date you received.

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How we help when foreclosure is involved

We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.

We review the property and the date on your notice, then work toward a sale that can meet the payoff, title, and closing requirements. We put the offer and terms in writing before you commit, and the closing is through a title company.

If a mortgage sheriff's sale is scheduled, we use the agreement of sale to ask for a postponement. It does not change the date just because it is signed; check with the office handling the case to confirm whether the date changed. See Pennsylvania Rule of Civil Procedure 3121.

Which sale is named in your notice?

A mortgage foreclosure and a delinquent-property-tax sale are separate processes. Read the notice to identify the debt, office, and date involved; a mortgage sheriff's-sale date does not replace a tax-sale date, or the other way around.

Mortgage foreclosure

For certain delinquent mortgages on a Pennsylvania one- or two-family home that is the borrower's principal residence, the lender must send an Act 91 notice before filing for foreclosure. If you receive one and want to seek HEMAP assistance, meet a designated housing counselor within 33 days; the counselor then has 30 days from that 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.

If a sheriff's sale is scheduled, use the date on your papers and check the Mifflin County Sheriff's Office sale information. Confirm any change directly with the office handling the case.

PHFA HEMAP and Act 91 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, the 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.

See the Pennsylvania Real Estate Tax Sale Law, §§601–603.

If the payoff is the problem

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

Ask your lender or servicer for a current payoff statement. We can review it with the title information as part of working out whether the written terms and timing could fit your situation.

We'll give you a written cash offer within 24 hours.

We give written cash offers in 24 hours.

Tell us about the property, notice, and date. We can start with the details you have.

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.

What happens next

  1. 1. Tell us about the house and notice

    Share the Lewistown address, condition, the document you received, and any date or payoff information you have. You can call even if you do not have every detail in hand.

  2. 2. Review the written offer and terms

    We give you the offer and terms in writing before you commit, so you can review them before deciding whether to sell.

  3. 3. Work through title and payoff details

    If you choose to proceed, the title company reviews ownership, the current mortgage payoff, liens, and tax information for closing. You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront.

    Pennsylvania charges a 1% state transfer tax when a house changes hands, and most towns add a local tax on top. The available facts do not establish Lewistown Borough's full rate. When you sell to us, we pay the transfer tax. When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate from that closing-cost promise.

    If the county has issued a tax-sale notice, its date and claim still need to be addressed. A sale agreement alone does not resolve the claim.

  4. 4. Confirm the date and close through the title company

    The title company works through the closing documents and settlement. If a mortgage sheriff's sale is scheduled, confirm directly with the office handling the case that any postponement took effect; a signed agreement by itself does not change the date.

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.

Mifflin County and Pennsylvania starting points

Mortgage sheriff's-sale information

Compare the date and case details on your papers with the Mifflin County Sheriff's Office sale information. Ask the office handling your case or your attorney to confirm the current date and any change.

Mifflin County Sheriff Sales information

Tax-sale questions

A delinquent-property-tax notice has its own county process and date. Use the Mifflin County Tax Claim Bureau as a county starting point, and follow the notice for the claim and deadline that apply to the property.

Mifflin County Tax Claim Bureau

Act 91 and HEMAP assistance

If you receive an Act 91 notice and want to seek HEMAP assistance, PHFA explains the designated-counselor process and program. Selling is another option, and you can call us when the letter arrives.

PHFA HEMAP and Act 91 guidance

Compare options and get in touch

Use your own assumptions in the Lewistown home-sale net-proceeds calculator. It is a planning estimate, not a written offer or a prediction of what one property will net. Read seller reviews and feedback or visit the Lewistown seller FAQ for other questions.

We buy houses as-is in Lewistown Borough and throughout Mifflin County. Call 888-274-5006 or send the property address through the form to ask for a written cash offer.

Questions About Foreclosure in Lewistown, PA

Can I sell before a Lewistown sheriff's sale?

Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think. Selling before the scheduled mortgage sheriff's sale may be possible if the payoff, title work, and closing steps can be completed in time. Check the date on your notice and confirm any change with the office handling the case.

Is a property-tax sale the same as mortgage foreclosure?

No. Mortgage foreclosure is a lender's legal case and may lead to a sheriff's sale; a delinquent-property-tax sale is a separate county process. The county's notice gives the tax-sale date. A sale agreement alone does not resolve the tax claim, and the two notices have separate deadlines.

What if I receive an Act 91 notice in Pennsylvania?

For certain delinquent mortgages on a Pennsylvania one- or two-family home that is the borrower's principal residence, the lender must send an Act 91 notice before filing for foreclosure. If you receive one and want to seek HEMAP assistance, meet a designated housing counselor within 33 days; the counselor then has 30 days from that 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.

Can I sell with back taxes or liens?

You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront. If the county has issued a tax-sale notice, its date and tax claim are separate: a sale agreement alone does not resolve that claim.

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

Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before. A current payoff statement and title review help show what would be due; any lender decision depends on the specific situation.

How can I estimate what might remain after a sale?

Mortgage payoff, other liens, delinquent taxes, title details, and written sale terms affect the amount. The Lewistown home-sale calculator is a planning estimate, not an offer or a prediction of what one property will net.

More Lewistown resources

We'll give you a written cash offer within 24 hours.

We give written cash offers in 24 hours.

Share the address and situation. We can start with the details you have.

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.

Call 888-274-5006 to talk about the notice, payoff, or timing.

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