How to Sell My House Fast If I’m Behind on Mortgage Payments (Pennsylvania Homeowner’s Guide)
Falling behind on mortgage payments can feel overwhelming. Every unopened letter from the bank carries stress, and every phone call feels heavier than the last. You’re not alone—thousands of Pennsylvania homeowners find themselves in this position each year, often because of unexpected life changes: a job loss, illness, divorce, or sudden repair costs.
If you’re behind on your mortgage, the good news is that you still have options. Whether you’re just one month late or already receiving notices of default, it’s possible to sell your house fast, protect your credit, and move forward with peace of mind.
This guide explains exactly how to sell your house quickly in Pennsylvania—especially in Delaware County, Chester County, and Bucks County—if you’re behind on mortgage payments.
Understanding the Situation: What Happens When You’re Behind on Payments
When you miss one or two mortgage payments, your lender begins the early stages of default. After three months, most Pennsylvania lenders can begin the pre-foreclosure process, which includes formal notices and potential court filings.
Key Stages:
Grace Period (1–30 days late): You’ll typically receive reminder letters or phone calls.
Default Notice (60–90 days late): The lender sends a “Notice of Default,” warning that foreclosure proceedings may begin.
Pre-Foreclosure (90+ days late): Your lender can file a Lis Pendens in the county courthouse, making the issue public record.
Foreclosure Filing: If you can’t catch up or sell before this stage, your property can be scheduled for a sheriff’s sale.
Selling fast before the later stages helps you avoid foreclosure, preserve credit, and eliminate mounting penalties or interest.
Why Homeowners Fall Behind in Pennsylvania
Even responsible homeowners can fall behind. In southeastern Pennsylvania, where property taxes and home repair costs can be high, one disruption can cascade quickly.
Common causes include:
Sudden loss of income or reduced work hours
Divorce or separation
Unexpected medical bills
Costly home maintenance or foundation issues
Rising property taxes or insurance
Inherited properties with dual mortgages
The important takeaway: falling behind doesn’t mean failure—it means you need a plan.
Selling Fast vs. Waiting: The Financial Difference
Every month you wait, your balance grows with late fees, interest, and possible legal expenses. The longer your loan stays delinquent, the harder it becomes to sell quickly.
Fast Sale Example:
A homeowner in West Chester, PA, behind four months on a $400,000 mortgage, sold quickly through a cash buyer and avoided nearly $10,000 in additional penalties.
Another in Bensalem sold before the sheriff’s sale date and walked away with enough equity to start fresh in a rental closer to family.
The earlier you act, the more control you retain.
Your Options for Selling When Behind on Payments
There are multiple ways to sell a property in this situation. Each depends on your equity, home condition, and timeline.
1. Traditional Realtor Listing
May take 30–90 days or longer to find a buyer.
You’ll need to make repairs, pass inspections, and stay current with payments while it’s listed.
Risk: If foreclosure progresses, you could lose the home before closing.
Best for: homeowners with time, funds for minor repairs, and no immediate foreclosure notice.
2. Short Sale
Works when your home is worth less than what you owe.
Requires bank approval and documentation proving hardship.
May take several months to finalize.
Damages your credit, but not as severely as foreclosure.
Best for: underwater mortgages or homes needing major repairs.
3. For-Sale-By-Owner (FSBO)
Avoids realtor commissions, but requires marketing, negotiation, and legal documentation.
Still slow and risky if you’re under time pressure.
Best for: experienced sellers who can manage the process themselves.
4. Sell to a Local Cash Buyer (HomePro)
This is often the fastest, simplest, and most reliable way to sell when you’re behind on payments.
When you sell to a reputable local buyer like HomePro, you can:
Close in as little as 7–10 days
Avoid repairs, inspections, or commissions
Stop foreclosure immediately once the contract is signed
Receive cash directly and move on your timeline
HomePro specializes in helping homeowners throughout Delaware County, Chester County, and Bucks County sell quickly and discreetly, especially in challenging circumstances like late payments or pre-foreclosure.
📞 Call Today to discuss your situation privately or fill out the form below to request your offer.
📍 Where We Buy Homes
HomePro buys properties throughout southeastern Pennsylvania, including:
Delaware County
Media • Springfield • Havertown • Upper Darby • Ridley Park • Drexel Hill
Chester County
West Chester • Downingtown • Malvern • Phoenixville • Coatesville
Bucks County
Doylestown • Newtown • Yardley • Bensalem • Levittown • Warrington
No matter the condition or situation, our team handles everything discreetly and efficiently.
Step-by-Step: How to Sell Fast When You’re Behind
Step 1. Know Your Timeline
If you’ve missed two or more payments, your goal should be to sell before your lender files foreclosure paperwork (Lis Pendens).
In Pennsylvania, this typically happens between 90 and 120 days of delinquency.
Step 2. Evaluate Your Equity
Find out how much you owe and how much your home could sell for.
If you have equity, selling now can help you:
Pay off the loan
Stop interest accumulation
Walk away with cash in hand
If you’re underwater, a cash buyer or short sale might be best.
Step 3. Contact a Local Buyer
Local investors understand Pennsylvania foreclosure laws and can act quickly.
HomePro, for example, provides no-obligation cash offers within 24 hours after a short walkthrough or photo review.
Step 4. Review the Offer
You’ll receive a simple contract—no hidden fees, no fine print.
If you accept, HomePro coordinates directly with your lender to pause or stop foreclosure proceedings while the sale closes.
Step 5. Close and Move Forward
The title company handles payoff and paperwork. You pick the move-out date and receive funds securely—no stress, no surprises.
Homeowner Story: Media, PA
“We fell behind after a job loss and didn’t know where to turn. HomePro gave us an offer within a day, handled the bank paperwork, and closed in under two weeks. We were able to protect our credit and move into a rental closer to family.”
— Homeowner, Media PA
Pro Tip: Communicate With Your Lender
Even if you plan to sell, don’t ignore lender communication.
Let them know you’re actively pursuing a sale. Many lenders are willing to delay foreclosure once they see a contract pending with a reputable buyer—especially one with a strong local record like HomePro.
Pennsylvania Foreclosure Laws at a Glance
Type: Judicial foreclosure (handled through the court system)
Timeline: Often 6–12 months from first missed payment to sheriff’s sale
Right of Redemption: None after sale (you must act before it’s finalized)
Reinstatement: You can catch up anytime before the judgment is entered
Because Pennsylvania uses a judicial process, you typically have a longer window to sell compared to non-judicial states. But waiting too long means more legal costs, lost equity, and credit damage.
What You’ll Need to Sell Quickly
Gather these basics to streamline your sale:
Mortgage statement showing remaining balance
Any foreclosure notices or correspondence
Photo or walkthrough of the property (HomePro can assist)
Your preferred closing timeline
The faster you provide information, the faster your buyer can make an accurate cash offer.
Benefits of Selling Fast Through HomePro
When you sell your house quickly, you:
Stop foreclosure immediately
Avoid credit damage from a completed foreclosure
Eliminate holding costs (utilities, insurance, taxes)
Skip repairs, commissions, and showings
Regain control over your finances
HomePro has helped homeowners in Chester County, Delaware County, and Bucks County transition smoothly from stressful mortgage situations to fresh starts—all while maintaining privacy.
📞 Call Today or fill out the form below to request your no-obligation offer.
Frequently Asked Questions
Can I sell my home even if the foreclosure process has started?
Yes. In most Pennsylvania counties, you can sell up until the sheriff’s sale date. A pending sale often delays proceedings if a legitimate offer is in place.
Do I have to fix up my house first?
No. HomePro and similar buyers purchase “as-is,” saving you time and repair costs.
Will I owe the difference if I sell for less than I owe?
If your lender approves a short sale, they may forgive the remaining balance. A local professional can guide you through this.
How quickly can I get cash?
Typical closings take 7–14 days. Some can be faster depending on title and payoff coordination.
Does selling stop credit damage?
Yes—selling before foreclosure prevents the most severe impact. While missed payments show temporarily, avoiding a foreclosure judgment protects your long-term creditworthiness.
Local Expertise Matters
Each Pennsylvania county has different procedures and offices for foreclosure filings.
For example:
Delaware County: Sheriff’s sales typically occur monthly in Media.
Chester County: Filings happen through the Court of Common Pleas in West Chester.
Bucks County: Notices are handled through Doylestown offices.
A local buyer like HomePro understands these county-level differences and can coordinate directly with your lender or attorney to expedite closing.
Why Speed Matters
Every day counts once you’re behind.
Here’s how a fast sale can save you:
2 months late: Avoid default status and extra fees.
3 months late: Stop pre-foreclosure from hitting your credit.
4+ months late: Prevent public record filings and court costs.
Delaying adds stress—and financial loss. Acting fast with the right partner brings relief.
Ready to Take the Next Step?
If you’re behind on your mortgage payments in Delaware County, Chester County, or Bucks County, you’re not out of options. You can sell quickly, privately, and move forward—without foreclosure ruining your financial future.
📞 Call Today or Fill Out the Form Below to request your private cash offer.
A friendly local team member from HomePro will walk you through your best options with no pressure and no obligation.
About HomePro
HomePro is a trusted Pennsylvania home buyer specializing in fast, confidential sales for homeowners facing late payments, pre-foreclosure, or other financial challenges. Our mission is simple: help local families regain control without stress or stigma.
We buy houses throughout Delaware, Chester, and Bucks Counties, providing a quick path forward when traditional sales take too long.
Final Thoughts
Being behind on your mortgage doesn’t mean you’ve lost control—it means it’s time to act strategically.
By selling your home fast through a trusted local buyer like HomePro, you can stop foreclosure, protect your credit, and start the next chapter of your life on your terms.
📞 Call Today or Fill Out the Form Below to get your free, confidential offer and take the first step toward peace of mind.
Disclaimer: This article is for informational purposes only and not intended as legal or financial advice. Homeowners should consult with an attorney or financial advisor regarding specific foreclosure situations.
