Stop Foreclosure —
Sell Your House Before the Sheriff Sale.
If you're behind on your mortgage, you still have options. Selling for cash can pay off your loan and stop the foreclosure process before it completes — often faster than most homeowners expect. Kenneth Hill and the Hometown Cash Offers team have helped Philadelphia homeowners through this exact situation.
Cash Offer Today
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Falling Behind Doesn't Mean
a Foreclosure Has to Complete
A missed payment or two, then a notice in the mail, then it feels like the whole thing is moving faster than you can keep up with. That's normal — and it's exactly why we focus on speed and clear communication instead of paperwork and waiting rooms.
A cash sale pays off your loan balance directly. Once the loan is paid, the foreclosure has no balance left to collect on, and the process stops. Timing matters, though — the earlier you reach out, the more room we have to work with.
Behind on payments — one missed payment or several, we can still usually help.
Already have a sheriff sale date — tell us the date and we'll move as fast as the timeline allows.
Owe more than the house is worth — we can talk through short sale options with your lender.
Philadelphia · Sold As-Is
The Pennsylvania Foreclosure
Timeline — And Where You Are In It
Every case is different, but the general path looks like this. The earlier you are on this timeline, the more options you typically have.
First Missed Payment
Late fees begin and the lender typically reaches out. This is the easiest point to resolve things, including a fast sale, before it affects your credit significantly.
Notice of Intent / Act 91 Notice
Pennsylvania requires lenders to send an Act 91 notice, which lists housing counseling agencies and starts a 30-day window before formal foreclosure filing can begin.
Foreclosure Complaint Filed
The lender files in county court. You'll typically have around 20 days to respond. This is a strong point to explore a cash sale, since a sheriff sale date usually isn't set yet.
Judgment & Sheriff Sale Scheduled
If the case isn't resolved, the court enters judgment and a sheriff sale date is set. This date is public record and is your hard deadline.
Sale Date
Sell for Cash, Pay Off the Loan
If you sell and pay off the mortgage balance before the sheriff sale date, the sale has nothing left to collect against and the foreclosure stops. We move as fast as your specific timeline allows.
We Buy Houses in Every
Philadelphia Neighborhood
Pick your area for neighborhood-specific details, or just use the form above — either way, we're ready to make an offer.
Trinities, rowhomes, and tight-knit blocks from Passyunk to the Stadium District.
View Area →Rowhomes, inherited properties, and long-held family homes across North Philly.
View Area →Victorian twins, University City rentals, and big old homes near Penn & Drexel.
View Area →Twins and detached homes from Mayfair to the Far Northeast.
Page Coming SoonCondos, trinities, and rowhomes from Rittenhouse to Old City.
Page Coming SoonRowhomes and converted industrial properties in a fast-changing corner of the city.
Page Coming SoonHistoric stone twins and singles across Northwest Philadelphia.
Page Coming SoonWe buy across all of Philadelphia — just tell us where you are.
Get an Offer →Philadelphia Homeowners
We Help Every Week
If any of these fit your situation, you're exactly who we built this for.
Facing Foreclosure
Behind on the mortgage and running out of time. A fast cash sale can close before a sheriff sale and protect your credit.
Inherited a Property
A parent's or relative's house, sometimes with a tangled title. We work with out-of-state heirs and handle probate hurdles.
House Needs Major Work
Bad roof, old systems, fire or water damage. We renovate Philadelphia rowhomes every day — you fix nothing.
Tired Landlord
Done managing tenants or collecting rent? We buy tenant-occupied properties as-is, no eviction needed.
Divorce or Separation
Splitting assets fast and fairly, with as little friction as possible, so both sides can move forward.
Relocating or Downsizing
Leaving Philadelphia, moving in with family, or trading down. Pick your closing date and walk away with cash.
How to Sell Before
Foreclosure Completes
From hello to cash in hand in as little as 7 days — straight answers, no runaround.
Tell Us About the House
Fill out the form or call (215) 494-4799 with the address, condition, and what's going on. Takes about a minute — and yes, we know your neighborhood.
Get a Fair Cash Offer
We review real Philadelphia comps and the repairs needed, then bring you a fair, no-obligation cash offer — usually within 24 hours. Proof of funds on request.
Close & Get Paid
Pick your date. We handle title, liens and paperwork. You walk away with cash — sometimes in as little as 7 days, at the price we agreed on.
Why Philadelphia Trusts a Local Buyer
What Local Homeowners
Say About Selling to Us
"I called three different 'we buy houses' companies. Two of them clearly had no idea where my street even was. Kenneth's team knew the block. That made all the difference."
"Facing foreclosure was terrifying. They moved fast, explained everything in plain English, and we closed two weeks before the sheriff sale date. Real people, real help."
"No pressure, no lowball games. They gave a fair number for a rowhome that honestly needed a lot of work, and we closed on the date I asked for. Would use them again."
All of Philadelphia, Block by Block
We're local buyers who actually work this city — Center City to the Northeast, South Philly to Germantown. We buy across every Philadelphia neighborhood, plus the surrounding PA counties.