Pennsylvania foreclosures and housing market
How foreclosure works in Pennsylvania, which counties lean to buyers or sellers, and how many homes are for sale right now.
How's the market in Pennsylvania?
A strong seller's market.
Listings spent about 54 days on the market, and 20% had a price cut in October 2026.
Market figures: Realtor.com® Economic Research, October 2026. Free weekly email. Unsubscribe anytime.
Distressed properties in Pennsylvania
Pre-foreclosures, auctions, bank-owned and HUD homes from county notices, with the street area instead of the house number.
Representative photoWe are not tracking properties in Pennsylvania yet
Our property list covers a handful of counties so far. Leave your email for the free weekly brief, and we will note that you want property alerts for Pennsylvania.
The closest place we track is Florida, with 1 property.
The Pennsylvania market in October 2026
Our score compares how many listings went under contract with how many were for sale, ranked against every US county. Low scores lean to buyers, high scores to sellers.
Pennsylvania market score
- Homes for sale
- 30,344
- US: 1,179,101
- Typical days on market
- 54
- US: 66
- Listings with a price cut
- 20%
- US: 21%
- Homes for sale vs pre-pandemic
- −36%
- US: −7%
- October 2026 vs the October average for 2017 to 2019.
Market score by county
Check any countyGray counties had too few listings to score. Tap a county for its full answer.
Most buyer-friendly counties
Lowest scores among counties with 50+ homes for sale.
- 9Luzerne County46 days on market · 27% with a price cut · 710 for sale
- 43Elk County82 days on market · 24% with a price cut · 63 for sale
- 49Clarion County70 days on market · 18% with a price cut · 87 for sale
- 53Venango County71 days on market · 22% with a price cut · 146 for sale
- 54Philadelphia County62 days on market · 23% with a price cut · 5,510 for sale
Most seller-friendly counties
Highest scores among counties with 50+ homes for sale.
- 99Northampton County30 days on market · 16% with a price cut · 439 for sale
- 98Bucks County40 days on market · 17% with a price cut · 1,029 for sale
- 98Lancaster County30 days on market · 15% with a price cut · 681 for sale
- 98Berks County36 days on market · 17% with a price cut · 591 for sale
- 98Perry County44 days on market · 17% with a price cut · 61 for sale
Source: Realtor.com® Economic Research, October 2026 county data. County days on market are medians. State and US figures weight each county by its homes for sale. Price-cut share is the share of listings with a price reduction.
How foreclosure works in Pennsylvania
Pennsylvania foreclosures go through court.
- Main steps and notices
- The lender generally sends a notice of intent with the right to cure at least 30 days before filing.
- A borrower who meets a counseling agency within the notice period can postpone the case 30 days. Some counties run diversion programs.
- The sale notice is posted and served at least 30 days ahead and published for three weeks, the first at least 21 days before.
- Catching up before the sale
- The borrower can cure until one hour before bidding starts, up to three times a year.
- After the sale
- There is no right to redeem after the sale.
- Before any of this starts
- Under federal rules, a mortgage servicer generally can't make the first notice or filing for foreclosure until the borrower is more than 120 days behind.
- Governing law
- 35 P.S. § 1680.403c, § 1680.409c; 41 P.S. § 403, § 404; 42 Pa.C.S. § 5522, § 8103; Pa. R.C.P. 3129.2
Sources
- Justia, Foreclosure laws and procedures: 50-state survey (last reviewed November 2022)
- Nolo, Foreclosure redemption period rights (state chart)
- Consumer Financial Protection Bureau, How to avoid foreclosure
General information, not legal advice.
Laws change and each case differs. Anyone facing foreclosure should talk with a local attorney or a HUD-approved housing counselor.
Go deeper
- Check any county's marketPick a county in Pennsylvania and see whether it leans to buyers or sellers.
- Read the buying guidesHow to buy pre-foreclosures, auction homes, bank-owned homes, HUD homes and short sales.
- Help if you're behind on your mortgageWhere you are in the process, your options, free counselors and scam warnings.
Pennsylvania questions
Is foreclosure in Pennsylvania judicial or non-judicial?
Pennsylvania foreclosures go through court.
Can a homeowner get the home back after a foreclosure sale in Pennsylvania?
There is no right to redeem after the sale.
Can a borrower in Pennsylvania catch up on the loan before the sale?
The borrower can cure until one hour before bidding starts, up to three times a year.
Is Pennsylvania a buyer's or seller's market right now?
A strong seller's market. Pennsylvania scores 85 out of 100 on our market scale, where low scores lean to buyers. Listings spent about 54 days on the market, and 20% had a price cut in October 2026. Source: Realtor.com® Economic Research.
How far behind does a borrower have to be before foreclosure starts?
Under federal rules, a mortgage servicer generally can't make the first notice or filing for foreclosure until the borrower is more than 120 days behind. Source: Consumer Financial Protection Bureau.