Falling behind on mortgage payments can feel overwhelming—but you still have options. If you’re a homeowner in Dauphin County, PA, and you’re facing the threat of foreclosure, knowing what steps to take can help you regain control before it’s too late.
At We Buy Lancaster Houses, we help homeowners throughout Harrisburg, Steelton, Middletown, and beyond avoid foreclosure by offering fast, fair cash solutions. This guide breaks down what foreclosure looks like in Pennsylvania and how to navigate it.
What Is Foreclosure and How Does It Work in PA?
In Pennsylvania, foreclosure is a judicial process, meaning the lender must go through the courts to take possession of your home. Typically, it begins after 90 days of missed payments.
Here’s how the process unfolds:
- Notice of Default: After three missed payments, your lender sends a formal notice.
- Pre-Foreclosure Period: This gives you time to work out an arrangement, such as forbearance or a short sale.
- Court Filing: If no agreement is reached, the lender files a foreclosure complaint in court.
- Sheriff Sale: If the court rules in favor of the lender, the property may be sold at auction.
In total, foreclosure in Pennsylvania can take 8–12 months or longer, depending on the court’s schedule and any action you take.
5 Things You Can Do If You’re Facing Foreclosure in Dauphin County
1. Call Your Lender Right Away
Communication is key. Many lenders are open to working with homeowners to delay or avoid foreclosure, especially if your hardship is temporary. You may qualify for:
- A loan forbearance
- Repayment plans
- Loan modification
2. Request a Loan Modification
If your current loan terms are unmanageable, ask your lender to modify the loan. They may:
- Extend the loan term
- Reduce the interest rate
- Add missed payments to the back of the loan
This can make monthly payments more affordable and help you stay in your home.
3. Contact a HUD-Approved Housing Counselor
The U.S. Department of Housing and Urban Development (HUD) offers free foreclosure counseling through certified agencies in Pennsylvania. They can guide you through options and paperwork.
4. Consider a Short Sale or Deed in Lieu
If you owe more than your home is worth, you may be able to do a short sale (sell for less than the balance owed) with your lender’s permission. Alternatively, you can transfer the property back to the lender via a deed in lieu of foreclosure—avoiding the full foreclosure process.
5. Sell Your House for Cash Before the Foreclosure Finalizes
One of the most effective and fastest ways to stop foreclosure is to sell your house before the court finalizes the process. At We Buy Lancaster Houses, we buy homes in any condition and can close in as little as 7 days. That means:
- No real estate agents
- No repairs or cleanup
- No waiting on bank approvals
Whether your house is in Harrisburg, Colonial Park, Lykens, or anywhere in Dauphin County, we can help you walk away from foreclosure with cash in hand and a fresh start.
Key Takeaways
| Action | Why It Matters |
|---|---|
| Contact your lender early | You may qualify for assistance or alternatives. |
| Get professional counseling | Free help is available through HUD agencies. |
| Explore selling for cash | Avoid foreclosure and settle your debt quickly. |
| Understand the timeline | Foreclosure in PA takes months—use that time wisely. |
| Don’t wait too long | The sooner you act, the more options you have. |
Ready to Sell Your House Before Foreclosure?
We know foreclosure can be stressful. At We Buy Lancaster Houses, we’ve helped many Dauphin County homeowners like you avoid foreclosure and sell their homes fast—with no hassle, no fees, and no repairs needed.
📞 Call or text us today at (717) 715-0010 or fill out our form here to get your free, no-obligation cash offer.
Don’t wait until it’s too late. Let’s figure out a way forward—together.