Sheriff Sale Scheduled in Pennsylvania? Here's What You Can Still Do

Six Ways to Stop a Scheduled Sheriff Sale

• 1. Cure the default (reinstate). Under Act 6, most residential homeowners can stop the sale by paying all arrears, costs, and fees up to one hour before bidding — limited to three cures in a calendar year. Get an exact reinstatement quote from the lender's attorney immediately.
• 2. Sell the home before the sale date. A closing that pays off the mortgage stops the foreclosure completely. A cash sale can close in 7-14 days; the title company coordinates the payoff with the lender's counsel.
• 3. Request a postponement. Sales are routinely postponed while a loss mitigation application is under review, while a sale of the property is pending, or by agreement with the lender. In Philadelphia, postponement requests go through the court/sheriff process — your attorney or the buyer's title team can help.
• 4. Complete a loan modification. An accepted modification cures the default going forward. Federal rules restrict 'dual tracking,' and a complete application submitted more than 37 days before the sale generally must be reviewed before the sale proceeds.
• 5. File Chapter 13 bankruptcy. The automatic stay stops the sale immediately, and a Chapter 13 plan lets you cure arrears over 3-5 years. Powerful, but with lasting credit and cost implications — talk to a bankruptcy attorney.
• 6. HEMAP or hardship-based relief. If your case is early enough that Act 91 rights are still live, a HEMAP application pauses proceedings (see our Act 91 guide).

What Happens If the Sale Goes Through

If the auction happens, the winning bidder receives a sheriff's deed and Pennsylvania provides no right of redemption for mortgage foreclosures — you cannot buy the house back. Any surplus above the debt and costs is owed to you, but auctions rarely produce retail prices, so surplus is uncommon. If the sale nets less than you owe, the lender has six months to pursue a deficiency judgment. You don't have to leave the moment the sale ends — a separate ejectment action is required — but ownership is gone.

This finality is exactly why the days before a sheriff sale are the most expensive time to do nothing. Every option above beats the auction outcome for virtually every homeowner.

If the Sale Is Days Away

Call us now at (215) 392-8767. We specialize in pre-sheriff-sale closings: same-day property evaluation, cash offer within 24 hours, title ordered immediately, and coordination with the lender's attorney on payoff and, where possible, a short postponement to complete closing. Even one week is often enough.