How fast can you close if I'm facing sheriff sale in 30 days?
We've closed in 14 days when needed. It depends on title, the payoff, and how quickly your lender responds to a payoff request. Call us immediately so we can run the numbers.
Seller Situation
Selling before foreclosure in Philadelphia.
If you're behind on the mortgage and worried about losing the house, you have options. A cash sale is sometimes one of them. Sometimes it isn't. Here's the honest breakdown.
What You're Dealing With
Foreclosure is scary and stressful and lonely. You get certified letters, sheriff-sale notices, and calls from lawyers. You might feel like you don't have control. You do — but the clock matters, and the options narrow the closer you get to the sheriff sale date.
We'll tell you straight whether we can help. If we can, we'll move fast. If we can't, we'll tell you who to call — including free housing counselors who work on this every day.
Your Real Options
Three honest paths
Option 1 · List with an agent
Usually takes too long during active foreclosure — typical listings run 3-5 months, and sheriff sale dates don't wait. Works only if you have 6+ months before the sheriff sale date and your house is in decent shape.
Option 2 · Loan modification with the lender
If you want to keep the house, call your lender first. Most big Philly-area lenders will negotiate loan modifications, forbearance, or repayment plans. It's not always successful, but it's free to try. Start with Save Your Home Philly: 215-334-HOME.
Option 3 · Sell to us for cash
Works if you have at least 6-8 weeks before the sheriff sale date and if our offer is enough to pay off your mortgage and liens. We can close fast — as fast as 14 days in a real emergency. But if you're 2 weeks from sheriff sale and the payoff is higher than our offer, we can't help, and we'll tell you.
When Covenant Fits
When we make sense
- You're 6-12+ weeks away from sheriff sale.
- The house has equity — our offer covers the mortgage payoff plus liens.
- You want to sell rather than fight to keep the house.
- You need speed and can't wait for a traditional listing.
Philly Specifics
Philadelphia sheriff sale process
Philadelphia sheriff sales happen monthly. Once the mortgage holder files for foreclosure, it typically takes 6-12 months to get to a sheriff sale. You'll get written notice before the sale date — by law, the lender has to give you specific notices.
Before sheriff sale, you can still sell the house yourself as long as the proceeds cover the mortgage payoff, any liens (taxes, water, L&I), and closing costs. This is called a 'workout' and it's normal.
If the payoff exceeds your house's value, you're underwater. A regular sale can't happen — you'd need to negotiate a short sale with your lender. Short sales are harder and slower than we can typically help with.
Philadelphia has a free housing counseling program: Save Your Home Philly Hotline, 215-334-HOME. They help homeowners facing foreclosure, for free. Call them first.
Where
Neighborhoods where we see this most
Related
Situations that often overlap
Situation Questions
Questions about foreclosure sales
What if I'm underwater — mortgage higher than house value?
Then a cash sale to us probably won't work. You'd need a short sale, which requires lender approval. We can refer you to someone who handles short sales.
Can you negotiate with my lender?
Not really. The homeowner (or their attorney) negotiates with the lender. We can only buy the house for the amount we offer. If your lender needs to forgive debt, that's between you and them.
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