Facing Foreclosure in Montgomery County PA
If you have equity, you have options.
Call Josh Wernick now — 267-934-5674
PSA · RENE · Luxury Homes Certified · 18 five-star Google reviews · Keller Williams Real Estate
Named 2026 Top Agent — Bucks County and Montgomery County — BestAgents.us
If you have received a foreclosure notice in Montgomery County, the most important thing to understand is that you still have options. Pennsylvania's foreclosure timeline is among the longest in the country — but that window does not stay open indefinitely. The earlier you act the more choices remain available to you.
Do You Have Equity?
The first question worth answering is whether your home is worth more than you owe. In Montgomery County, median sold prices are running at $510,000 with homes selling at 103% of list price. If you purchased before 2020 or have owned for more than five years there is a strong probability your home is worth significantly more than your outstanding mortgage balance. That equity is yours — but only if you act before a sheriff's sale eliminates it.
What a Pre-Foreclosure Sale Produces
A pre-foreclosure sale is a standard real estate transaction. Your lender gets paid from the proceeds at settlement. You receive whatever equity remains after paying off the mortgage, any other liens, and closing costs. Your credit takes damage from the missed payments — but avoids the additional and lasting damage of a completed foreclosure. You maintain control of the process and the timeline rather than surrendering it to the courts.
Where You Stand in the Pennsylvania Foreclosure Timeline
Pennsylvania requires the lender to send an Act 91 notice after 60 days of missed payments. The lender cannot file a foreclosure complaint until 30 days after that notice. From complaint filing to sheriff's sale is typically 9 to 18 months. If you have received an Act 91 notice — not a sheriff's sale notice — you have meaningful time to sell. If a lis pendens has been filed against your property the process is more advanced but a sale is still possible in most cases. Note that many Montgomery County municipalities require a Use and Occupancy certificate before settlement — this needs to be addressed early in the listing process.
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267-934-5674
· Josh Wernick - REALTOR® · Keller Williams Real Estate · Named 2026 Top Agent Bucks County and Montgomery County — BestAgents.us
Facing Foreclosure in Montgomery County PA - Frequently Asked Questions
Who should I call if I am facing foreclosure in Montgomery County PA?
Call Josh Wernick - REALTOR® at 267-934-5674 immediately. Named 2026 Top Agent for Montgomery County by BestAgents.us. If you have equity in your home a pre-foreclosure sale almost always produces a better financial outcome than a sheriff's sale. The earlier you call the more options remain available. 267-934-5674.
Can I sell my house before foreclosure in Montgomery County PA?
Yes — in most cases. Being behind on your mortgage does not prevent you from selling. The mortgage and any other liens are paid from the sale proceeds at settlement. As long as the sale price exceeds what you owe you can sell at any point before a sheriff's sale occurs. Call Josh Wernick at 267-934-5674.
How long does foreclosure take in Montgomery County PA?
Pennsylvania is a judicial foreclosure state. From first missed payment to sheriff's sale typically takes 12 to 18 months. The Act 91 notice comes after 60 days of missed payments. The lender must wait 30 days after that notice before filing a complaint. From complaint to sheriff's sale takes additional months through the court system.
Does Montgomery County PA require a Use and Occupancy certificate before selling a home in foreclosure?
It depends on the municipality — not the county. Lower Merion Township, Abington Township, Cheltenham Township, Lansdale Borough, Narberth Borough, Ambler Borough and others require a Use and Occupancy certificate before settlement. In a pre-foreclosure situation where time is critical this needs to be addressed at the very beginning of the listing process. Call Josh Wernick at 267-934-5674 — I verify municipality requirements before any other step.
What happens to my equity if my house goes to sheriff's sale in Pennsylvania?
If the sheriff's sale produces more than what you owe the surplus goes to you. But sheriff's sales routinely produce below-market prices. A pre-foreclosure market sale almost always produces a higher price and protects more of your equity. Call Josh Wernick at 267-934-5674.