We Buy In Bucks buys houses facing foreclosure in Bucks County, Pennsylvania, in any condition. If you are behind on your mortgage, we make a cash offer within 24 hours and can close in as little as 5 days, with no fees, commissions, or repairs, so you may settle your loan before the sheriff sale.

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How Long Does Foreclosure Take in Pennsylvania?

A Pennsylvania foreclosure usually takes many months, because every case goes through the county Court of Common Pleas and the law builds in waiting periods before a sheriff sale can happen. Even if you never respond to the lender, the required waiting periods alone add up to at least about six months: federal rules generally bar your servicer from starting a foreclosure until you are more than 120 days behind, you get 20 days to respond after you are served with the complaint, the lender must then send a 10-day warning before asking for a default judgment, and you must be served with notice of the sheriff sale at least 30 days ahead. Assistance applications, court scheduling, and contested cases can add many months more. Nationally, homes that finished foreclosure in the second quarter of 2026 had spent an average of 563 days in the process, according to ATTOM.

The Pennsylvania foreclosure timeline, step by step

  • Missed payments. Federal rules generally require your servicer to wait until the loan is more than 120 days delinquent before it starts a foreclosure.
  • Pre-filing notices. Before filing, the lender generally must send written notice of its intention to foreclose. The Act 91 notice tells you about the Homeowner’s Emergency Mortgage Assistance Program (HEMAP) and gives you 33 days from the date of the notice to meet face to face with a housing counseling agency. After that meeting, the counselor has 30 days to submit your HEMAP application, and the Pennsylvania Housing Finance Agency then has 60 days to decide. As long as you meet these deadlines, the lender cannot take foreclosure action. Not every loan qualifies; for example, FHA-insured loans are not eligible for a HEMAP loan.
  • The complaint. The lender files in the Bucks County Court of Common Pleas. You have 20 days after you are served to respond. If you do not, the lender must send a 10-day warning letter before it asks the court for a default judgment.
  • Bucks County’s diversion program. If you live in the home, the county’s Mortgage Foreclosure Diversion Program asks you to call its coordinator within 10 days of being served. If you are eligible, the coordinator can file an Order for Conference, which stops action on the complaint until at least 20 days after a conciliation conference. Details and the phone number are on the county’s housing resources page.
  • Sheriff sale notice. After judgment, notice of the sale must be posted on the property and at the sheriff’s office, served on you at least 30 days before the sale, and advertised once a week for three weeks. Bucks County holds sheriff sales on the second Friday of each month at 11:00 AM at 55 E. Court Street in Doylestown; confirm the date with the Bucks County Sheriff’s Office.
  • Your right to cure. If Pennsylvania’s Act 6 covers your loan, you can cure the default by paying the past-due amount plus allowed fees and costs up to one hour before the sheriff sale is scheduled to begin, up to three times in a calendar year. Whether Act 6 covers your loan depends on details such as the original loan amount and the year the loan was made, so ask a housing counselor or attorney whether your loan qualifies.
  • After the sale. Pennsylvania has no redemption period after a foreclosure sale. If no one asks the court to set the sale aside, the sheriff signs the deed 20 to 40 days after the sale, or after the schedule of distribution is filed when one is needed. A lender that wants a deficiency judgment generally must file a petition within six months after the sheriff’s deed is delivered.

Every week in that timeline is a week you can use. Selling for cash before the sheriff sale may let you pay off the loan and keep your remaining equity, and we can make an offer within 24 hours. This is general information, not legal advice, so please also talk to a HUD-approved housing counselor or a Pennsylvania attorney about your case.

Facing Foreclosure in Bucks County? You Still Have Time to Act

Falling behind on your mortgage is stressful, but it does not have to end at a sheriff sale. Pennsylvania uses a judicial foreclosure process, which means your lender has to take you to court before your home can be sold. That court process takes time, and that time is your window to make a decision on your own terms.

Before a lender can even file, Pennsylvania law requires them to send you an Act 91 notice. That notice gives you a chance to meet with a counseling agency and apply for help through the Homeowner’s Emergency Mortgage Assistance Program (HEMAP) run by the Pennsylvania Housing Finance Agency. Even after a case is filed, a sheriff sale has to be advertised in a newspaper once a week for three successive weeks before the sale date. In short, the clock moves, but you usually have weeks or months, not hours, to choose your next step.

Why Homeowners Behind on Payments Sell to a Cash Buyer

When you sell your house for cash before the sheriff sale, you may be able to pay off your mortgage balance and any liens, then keep the remaining equity instead of losing it in a forced sale. A traditional listing can take months and often calls for repairs, showings, and buyer financing that can fall through. When foreclosure is moving, that is time and money you may not have.

We pay cash, so there is no bank approval to wait on and no risk of a loan falling apart at the last minute. You do not fix anything, clean anything, or pay any agent commission. You pick the closing date, which lets you line up the sale with your budget and your move. If you want to explore all your choices first, we always suggest speaking with a HUD-approved housing counselor or an attorney, and you are welcome to compare their guidance with a cash offer from us. There is no cost and no obligation to see the number. Ready to start? You can get a cash offer today, or read exactly how it works before you decide.

How It Works

Our process is built to be fast and simple, which matters when a sale date is on the calendar.

  • Step 1: Request your offer. Call us or fill out the short form with your address and a few details about the house. Sharing where you stand with your lender helps us move quickly.
  • Step 2: Get a cash offer within 24 hours. We review your property and your situation, then send you a fair, no-obligation cash offer. There are no fees and no pressure to accept.
  • Step 3: Pick your closing date. If the offer works for you, you choose the day you close. We can close in as little as 5 days, or later if that fits your plans better.

Situations We Can Help With

Every homeowner’s story is different, and mortgage trouble rarely happens for just one reason. We buy houses from Bucks County owners dealing with situations like these:

  • You are behind on mortgage payments and worried the next missed payment starts the clock.
  • You received an Act 91 notice or a foreclosure complaint from your lender.
  • A sheriff sale has been scheduled and you want to sell before that date.
  • A job loss, medical bill, or reduced income made the monthly payment too much to keep up.
  • A divorce or separation left the mortgage on one income.
  • You inherited a house with a mortgage or back taxes you cannot cover.
  • You owe more in repairs than you can afford on a home you were already struggling to pay for.

If any of these sound like your situation, a cash sale may help you avoid a sheriff sale and could preserve equity you would otherwise lose. We cannot promise a specific outcome, and we cannot give legal or tax advice, so we encourage you to confirm the details with an attorney or a HUD-approved counselor. What we can promise is a straight answer and a real offer, fast.

Why We Buy In Bucks

We are a local company that has been buying houses across Bucks County since 2004, and we have purchased more than 300 homes in that time. We are not a national call center reading from a script. We know the townships, the market, and how stressful a foreclosure timeline feels, because we have sat across the kitchen table from neighbors in the same spot. There is no obligation when you contact us, and we will never push you into a decision that is not right for your family. If a cash sale is the best path for you, we make it simple. If it is not, we will tell you that too. When you are ready to sell your house fast in Bucks County, we are ready to help. You can also see what we buy or read answers to common questions on our FAQ page.

Get Your Cash Offer Before the Sheriff Sale

You do not have to wait and watch the foreclosure timeline run out. The sooner you reach out, the more options you may have to protect your equity and move on with a clean slate. Get your free cash offer today, or call us directly at (267) 751-9256. There is no cost, no obligation, and no repairs. Just a fast, fair cash offer for your Bucks County home.

Want to stay in your home after the sale? Read about our foreclosure leaseback option, where we buy the house, pay off the loan, and rent it back to you.

Behind on property taxes instead of, or as well as, your mortgage? See our guide to avoiding a Bucks County tax sale.

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Frequently Asked Questions

Can I sell my house in Bucks County if it is already in foreclosure?

Yes. In Pennsylvania, foreclosure goes through the court and takes time, so you can often sell before the sheriff sale. Selling for cash may let you pay off your loan and keep any remaining equity. We can make a cash offer within 24 hours and close in as little as 5 days.

How fast can you close if my sheriff sale date is coming up?

We can close in as little as 5 days because we pay cash and skip bank financing. Contact us right away with your sale date so we can move quickly. We cannot guarantee the timing beats every deadline, so we also suggest calling a HUD-approved housing counselor about your options.

Will selling to you stop the foreclosure and protect my credit?

Selling before a sheriff sale may help you avoid the sale and could preserve equity, but we cannot promise a specific result or make any claim about your credit. For advice on how a sale affects your situation, please speak with an attorney or a HUD-approved housing counselor before you decide.

What does it cost to sell my house to We Buy In Bucks?

Nothing. There are no fees, no agent commissions, and no repair costs. You do not clean, fix, or pay anything out of pocket. We make a no-obligation cash offer, and if you accept, you pick the closing date. If the offer is not right for you, you owe us nothing.

How long does foreclosure take in PA?

Usually many months. Pennsylvania foreclosures go through court, and the required waiting periods alone, more than 120 days of missed payments before filing, 20 days to answer the complaint, a 10-day default notice, and at least 30 days’ notice of the sheriff sale, add up to at least about six months before a sale can happen. Assistance applications, court scheduling, and contested cases often add much more. Nationally, ATTOM reported an average of 563 days in the process for homes that completed foreclosure in the second quarter of 2026.

Can I stop a sheriff sale by catching up on my payments?

You may be able to. If Pennsylvania’s Act 6 covers your loan, you can cure the default by paying the past-due amount plus allowed fees and costs up to one hour before the sheriff sale is scheduled to begin, up to three times in a calendar year. Whether Act 6 covers your loan depends on details such as the original loan amount and the year the loan was made. Selling the house and paying off the loan before the sale is another option. A HUD-approved housing counselor or a Pennsylvania attorney can tell you which options apply to your loan.