Reading, PA · Berks County
Can I Sell My Reading House Before a Sheriff Sale?
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. A signed agreement alone doesn't change the scheduled sale date; we use it to ask for a postponement. If your Reading home is facing mortgage foreclosure, selling before the scheduled sheriff sale is another option. We buy Reading houses as-is in Berks County. Call us when a notice arrives or whenever you want to talk about selling.
Offer review often within 24 hours after we understand the property. We answer 24/7 at 888-274-5006.
We give written cash offers in 24 hours.
No obligation. Share the property details and we will review the situation with you.
The short answer
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. No agent commissions when you sell to us. No obligation.
Close as fast as 7 days WHEN title and closing details allow. The written agreement, title work, payoff, occupancy, authority, and property-specific facts control the actual path.
How we help before a sheriff sale
We buy houses in Reading and Berks County as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Ask us for a cash offer. No agent commissions when you sell to us.
If you decide to sell, we use the agreement of sale to ask for a postponement while we work toward closing. The procedure is in Pa.R.C.P. 3121.
Mortgage foreclosure and tax sale are different
A mortgage foreclosure is tied to mortgage debt and can lead to a sheriff sale. 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.
A tax sale is separate and follows unpaid property taxes. The county notice gives the sale date. If the house sells before that date, delinquent taxes may be paid from the proceeds if enough remains after other liens and closing costs under the 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.
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.
What happens after you contact us
We talk through the property and the notice or sale date you are facing. You get a written offer and written terms before you commit, and we close through a title company. We review title, payoff, occupancy, seller authority, and closing details as we work toward closing.
Close as fast as 7 days when title and closing details allow.
No fees. When you sell to us, we pay the closing costs. When you sell to us, we pay the transfer tax. Your mortgage payoff, liens, back taxes, and your share of current property taxes are separate from those costs.
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.
Local help in Berks County
The Berks County Sheriff shares sheriff-sale information, and the Berks County Tax Claim Bureau shares tax-sale information. PHFA explains the HEMAP counselor and application process. Call us when a notice arrives; timing matters for a tax sale.
What our sellers say
“I was four months behind on my mortgage and the notices were stacking up. I didn't even know I could sell and still come out with money. USA Home Buyers explained the whole thing, the offer was fair, and we closed before things got worse. Huge weight off my shoulders.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
Need something worked out?
Tell us what is holding up the sale and share any notice or document involved. We can discuss the property while the appropriate professional answers the legal, tax, or title question.
Compare your numbers
The calculator keeps mortgage payoff, repairs, holding costs, commission, and other assumptions editable. Its starting values are illustrative planning inputs, not a Reading tax quote, property valuation, offer, or settlement statement.
We give written cash offers in 24 hours.
No obligation. Offer review often within 24 hours after we understand the property.
Reading, PA Seller Questions
Can I sell my Reading house before a sheriff sale?
Yes. If your mortgage foreclosure is moving toward a sheriff's sale, selling before the scheduled sale is another option. Call us when a notice arrives or whenever you want to talk about it.
Is a tax sale the same as mortgage foreclosure?
No. A mortgage foreclosure is tied to the mortgage debt and may lead to a sheriff sale. A tax sale follows unpaid property taxes, and the county notice gives the sale date. If the house sells before that date, delinquent taxes may be paid from the proceeds if enough remains after other liens and closing costs (Real Estate Tax Sale Law, §§ 601–603).
What if I received an Act 91 notice?
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.
Do I have to pay back taxes before we settle?
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.
What 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 after I contact you?
We talk through the property and the notice or sale date you are facing. You get a written offer and written terms before you commit, and we close through a title company. We review title, payoff, occupancy, seller authority, and closing details as we work toward closing. Close as fast as 7 days when title and closing details allow.
Questions about the title, taxes, court file, notice, lease, insurance, or closing belong with the responsible office or a qualified adviser reviewing the actual property. We answer 24/7 at 888-274-5006.
We give written cash offers in 24 hours.
Written terms before you commit. No obligation.