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PART ONE — FOR HOMEOWNERS FACING FORECLOSURE
Your Options Before It Is Too Late
"Pennsylvania's foreclosure timeline gives you more options than you think — but timing is critical. Most homeowners wait too long."
1. Loan Modification
Negotiate with your lender to restructure payments. Best when the hardship is temporary.
2. Forbearance
Temporary pause on payments while you recover financially — lender cooperation required.
3. Short Sale
Sell for less than owed with lender approval. Protects credit far better than foreclosure.
5. Sell Before Sheriff's Sale
Protect your equity and your credit with a strategic pre-sale — Keith's specialty.
4. Deed in Lieu
Return the property voluntarily. Avoid the Sheriff's Sale and most deficiency exposure.
6. Chapter 13 Bankruptcy
Immediately pauses foreclosure and allows a repayment plan over 3–5 years.
PENNSYLVANIA FORECLOSURE TIMELINE
Know Every Stage — Know Your Rights
■ Missed Payment(s) — Typically 3 missed payments trigger formal default
■ Notice of Default / Act 91 Notice — Required notice under Pennsylvania law
■ Lis Pendens Filed — Foreclosure lawsuit officially begins at the courthouse
■ Sheriff Sale Scheduled — Public auction of the property set by Allegheny County
■ Redemption Period — Pennsylvania allows limited post-sale redemption rights
■ Total Timeline: 9–18 months from first miss to Sheriff's Sale — use that time wisely
PART TWO — FOR BUYERS & INVESTORS
Foreclosure Opportunities in Allegheny County
Pre-Foreclosure
Best deals. Motivated sellers. Negotiable prices. Direct contact before the listing hits public.
Sheriff's Sale
Auction-style purchase. Require pre-registration and deposit with Allegheny County Sheriff.
REO / Bank-Owned
Bank-negotiated purchase. Clear title process. Financing-friendly in most cases.
Due Diligence Required
Title search, lien search, and property inspection strategy vary by property type.
Keith's Investor Network
Pre-screened opportunities before they hit the public market — call to join the
list.
Financing Options
Conventional, FHA 203k, hard money, and cash buyer resources available through Keith.
"Pre-foreclosure properties represent the best risk-adjusted opportunity in the Penn Hills investment market right now."
SELECT YOUR PATH — GET YOUR FREE CONSULTATION
Homeowner in Distress or Buyer / Investor
PATH A — Homeowner Facing Foreclosure
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