Pennsylvania situation guide · Updated November 2026

Wholesaling Pre-Foreclosure Properties in Pennsylvania

Wholesaling pre-foreclosure properties in Pennsylvania means helping an owner who is behind on the mortgage sell before the sheriff does. You contract to buy, then assign to a buyer who can close fast. Pennsylvania foreclosure goes through the courts, so owners often have more time than they think, and more rules protect them. Know those rules first. Our notice of default guide explains the early warning signs.

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The short answer

Can you wholesale a pre-foreclosure property in Pennsylvania?

Yes. You can contract with the owner before the sheriff sale, as long as you follow the wholesale rules and deal honestly. Many owners can also get help from the state before they lose the home.

Pennsylvania lenders generally must send a notice under Act 6 before they accelerate or foreclose on a residential mortgage, giving the owner at least 30 days. Act 91 adds a notice about the state’s homeowner assistance program and a chance to meet with the lender. If a notice is defective, a court can set the case aside. Ask to see what the owner received. Our pre-foreclosure leads guide shows how to find these owners.

Pennsylvania passed a wholesaling law in 2024, known as Act 52, which brings residential wholesale transactions under the real estate licensing act. It generally means you give the seller a written statement that they can get an appraisal and talk to others, and sellers may have cancellation rights. Read the current statute and the State Real Estate Commission’s guidance before you sign anything. Pre-foreclosure owners are stressed, so be direct about your role and fees. Never promise to stop a foreclosure. Our lis pendens guide explains the court filing that often signals a case has begun.

Pre-Foreclosure Properties in Pennsylvania at a glance

Foreclosure type	Judicial: a court case, then a sheriff sale
Act 6	Generally requires 30 days notice before acceleration or foreclosure
Act 91	Notice about state help and a lender meeting
Deficiency	A lender generally has six months after sale to petition for one
Transfer tax	State 1% plus a local share
Wholesale law	Act 52 of 2024 applies

The opportunity

Why pre-foreclosure deals work in Pennsylvania

Lehigh County has seen steady investor demand and rising rents, so Allentown buyers often want houses they can fix and rent or sell. An owner facing foreclosure has little equity left to lose in a drawn-out case, and a clean sale protects their credit better than a sheriff sale. Because the process is judicial, there is usually time to work a deal, but time also costs the owner in fees. Check the numbers with the ARV calculator and know the payoff before you promise anything.

Time to act

The court process gives owners and buyers a window to close.

Credit protection

A sale before the sheriff sale can look better than a completed foreclosure.

Lender payoff

Ask for the figure early. See the payoff statement guide.

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Lead sources

Where to find pre-foreclosure leads in Pennsylvania

Prothonotary filings. Foreclosure complaints are filed with the county court. Check what each county posts.
Lis pendens and notices. Public filings can point to cases in progress.
Sheriff sale lists. Upcoming sales show owners who are close to the end.
Direct mail. Write simple, kind letters. See direct mail for wholesalers.
Delinquent tax lists. Owners behind on taxes are often behind on the mortgage too.

Your exit

Who buys pre-foreclosure deals in Pennsylvania

Rehabbers and rental investors in the Lehigh Valley want discounted houses they can close quickly. Some buyers also work with owners who need a short sale. Learn how lenders treat those in our short sale guide.

Timing is the key. If a sheriff sale date is set, your buyer must close before it. Use a title company that can move fast and handle a payoff letter, and keep the redemption guide in mind for what rights remain.

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Step by step

How to start wholesaling pre-foreclosure properties in Pennsylvania

Check the case. Find the filing and any sale date.
Ask for the notices. See the Act 6 and Act 91 notices the owner received.
Get the payoff. Request a payoff or reinstatement figure.
Run the numbers. Use the ARV calculator and the MAO calculator.
Disclose clearly. Give the written Act 52 wholesale statement.
Find a buyer fast. Match the deal to your cash list.
Close before the sale. Use an investor-friendly title company.

Your checklist for wholesaling Pre-Foreclosure Properties in Pennsylvania

Confirm the foreclosure status and sale date.
Get the written payoff figure.
Give the Pennsylvania wholesale statement.
Never promise to stop the foreclosure.
Line up a buyer who can close fast.

A Pennsylvania example: a behind-on-payments owner in Allentown

Estimated ARV	$230,000
Repairs	$30,000
Mortgage payoff	$128,000
Contract price	$135,000
Assignment fee	$11,000
Closing	About 30 days

An Allentown owner fell behind after a job loss. The lender had filed in Lehigh County court and the house was heading toward a sheriff sale. He owed about $128,000.

You offered $135,000, enough to pay the lender and leave him about $7,000. You gave him the written Pennsylvania wholesale statement and told him he could check the value himself. He did and agreed.

A local investor paid an $11,000 assignment fee and closed in 30 days, before the sale date. The foreclosure case ended and he moved with money in hand.

Pennsylvania rules to know

Notices, judicial foreclosure and deficiency

Pennsylvania foreclosure is judicial. The lender files a court action, wins a judgment and then the sheriff sells the property. Act 6 and Act 91 notices come first. Courts have set aside cases when the notices were defective, so a notice problem may give the owner leverage. Always send the owner to an attorney for that question.

After a sheriff sale, a lender who wants a deficiency judgment generally must petition to fix the fair market value within six months, in the same case. This matters to owners, so tell them to see an attorney. See our deficiency judgment guide.

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Talk to owners in crisis

Pre-foreclosure calls need patience and honesty. Mentorship students practice scripts with us and learn when to send an owner to a lawyer.

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FAQ

Pre-Foreclosure Properties in Pennsylvania: common questions

Is wholesaling pre-foreclosure properties in Pennsylvania legal?

Yes, when you follow the wholesale rules in the licensing act and never mislead the owner. Homeowners facing foreclosure are under stress, so explain your role clearly, avoid pressure tactics and suggest they speak with an attorney or housing counselor before they decide.

How long does foreclosure take in Pennsylvania?

It varies by county. The court process often takes many months. Ask the owner for the court papers to see where the case stands, because the stage of the case tells you how much time remains before a sheriff sale could happen.

What are Act 6 and Act 91 notices?

Act 6 generally requires 30 days notice. Act 91 gives notice of state help and a lender meeting. Ask the owner whether they received these letters, since the dates on them help you understand the timeline and which options may still be open for them.

Can the owner still sell?

Yes, generally until the sheriff sale, if the sale pays the lender. Confirm the payoff amount and the sale date with the owner’s lender or attorney, and plan your closing so it finishes comfortably before that date arrives, leaving some slack for delays.

Can I promise to stop the foreclosure?

No. Never promise that. Send the owner to an attorney. You can describe what a sale could do for them, but only a lawyer or the lender can say whether a foreclosure can be stopped, so keep your promises limited to what you control.