Pennsylvania · Statewide

Pennsylvania Foreclosures and Distressed Properties Statewide

Most investors in Pennsylvania chase the same bank-owned listings. ForeclosuresDaily.com tracks the earlier signals instead, such as probate filings, missed payments, and tax delinquency, so you can reach motivated sellers before your competition.

Pre-foreclosureProbate & pre-probateDivorceTax delinquentAbsentee owners

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Pennsylvania distressed properties map by area and ZIP code
$315,000
Median listing price (down 1.6%)
61,699
Active listings in Pennsylvania
51 days
Average time on market
$1,700
Median rent (down 0.6%)

Market data: Realtor.com Pennsylvania housing market, October 2026. Zillow Home Value Index for Pennsylvania: $290,401 (up 2.4% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo

Realtor & Broker · eXp Realty

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Distressed real estate for sale

What is a distressed property?

A distressed property is a home whose owner is under pressure to sell. Usually, the cause is a life event, such as a missed mortgage payment, a death in the family, a divorce, unpaid property taxes, or repairs the owner cannot afford.

With a median listing price near $315,000, Pennsylvania attracts landlords and out-of-state buyers, and listed bargains go fast. However, investors who win here buy from owners whose property is for sale privately and not listed on the Multiple Listing Service (MLS), where there is less competition and more room to negotiate.

In addition, by inventory, its busiest markets right now are Philadelphia County, Allegheny County, and Montgomery County, where more listings mean more owners under pressure.

Pennsylvania real estate investors finding off-market deals
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Shannon Thompson

Investor · Joe Homebuyer of Atlanta

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Step-by-step

How to find distressed properties in Pennsylvania

Foreclosure listing sites show homes after the bank or auction is involved. Therefore, to find a deal first, work earlier in the timeline:

Pick your counties

Initially, start with a few Pennsylvania counties where you know values and have cash buyers ready.

Choose lead types

Next, pick your leads, because probate, pre-foreclosure, divorce, code violation, and tax delinquency leads each signal a different reason to sell.

Use fresh data

Then use ForeclosuresDaily fresh leads, which are updated daily, so that you reach owners before other investors mail them.

Target your marketing

In addition, data targeting your marketing means mail, calls, and texts go only to owners with a real reason to sell.

Run the numbers

After that, estimate the after-repair value (ARV) from nearby sales, and then apply the 70% Rule.

Make a fair offer

Finally, solve the seller’s problem with a quick, as-is cash close, then wholesale or flip the property.

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Andrew Litchfield

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Pennsylvania, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
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Anthony Coletti

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Find a deal

ARV and the 70% Rule for Pennsylvania flips

Real estate flippers and wholesalers use the after-repair value (ARV) to set their maximum offer. For example, the 70% Rule says to pay no more than 70% of ARV, minus repairs. As a result, that margin covers holding costs, closing costs, and profit for property flipping, or your assignment fee when you wholesale.

For instance, here is the math using the Pennsylvania median listing price as the ARV and an 8% repair budget.

70% Rule example

ARV$315,000
70% of ARV$220,500
Estimated repairs− $25,000
Maximum offer$195,500
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Counties

Pennsylvania counties to target

These are the 10 Pennsylvania counties with the most homes for sale. Next, choose a county from the menu to open its investing data, and then match the market to your strategy.

Philadelphia CountyBelow state median$260,000Negotiate

Philadelphia County market snapshot

$260,000 ▼ 8.8%Median listing price
$205Price per sq ft
65 days ▲ 8.3%Days on market
$1,775Median rent
9,587 ▲ 6.9%Active listings
8.2%Gross rent yield

In addition, the Zillow Home Value Index is $233,681 (up 0.1% from a year earlier) as of August 2026.

Rents are high compared with prices here, especially for buy-and-hold investors. Meanwhile, the median price is down 8.8% from a year earlier, and inventory is up 6.9%. As a result, softer pricing gives you room to negotiate with motivated sellers.

Max offer when the ARV equals the median price$260,000 × 70% − $21,000 repairs = $161,000 max offer

Also see the full Philadelphia County market report on Realtor.com →Then view Philadelphia County homes on Zillow →

Allegheny CountyBelow state median$255,000Negotiate

Allegheny County market snapshot

$255,000 ▼ 3.8%Median listing price
$179Price per sq ft
53 days ▲ 6%Days on market
$1,450 ▼ 0.3%Median rent
6,433 ▲ 15.2%Active listings
6.8%Gross rent yield

In addition, the Zillow Home Value Index is $241,653 (down 0% from a year earlier) as of August 2026.

Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Meanwhile, the median price is down 3.8% from a year earlier, and inventory is up 15.2%. Therefore, sellers here are adjusting to slower demand, so offers below asking get a hearing.

Max offer when the ARV equals the median price$255,000 × 70% − $20,000 repairs = $158,500 max offer

Also see the full Allegheny County market report on Realtor.com →Then view Allegheny County homes on Zillow →

Montgomery CountyAbove state median$519,900Flip

Montgomery County market snapshot

$519,900 ▲ 2.9%Median listing price
$255Price per sq ft
40 days ▲ 3.2%Days on market
$2,069 ▼ 3.3%Median rent
2,752 ▲ 7.7%Active listings
4.8%Gross rent yield

In addition, the Zillow Home Value Index is $494,593 (up 2.5% from a year earlier) as of August 2026.

Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is up 2.9% from a year earlier, and inventory is up 7.7%. For this reason, higher resale values here reward a well-planned renovation.

Max offer when the ARV equals the median price$519,900 × 70% − $42,000 repairs = $321,930 max offer

Also see the full Montgomery County market report on Realtor.com →Then view Montgomery County homes on Zillow →

York CountyAbove state median$364,990Wholesale

York County market snapshot

$364,990 ▲ 7.4%Median listing price
$178Price per sq ft
35 days ▲ 3.3%Days on market
$1,450 ▲ 1.4%Median rent
2,174 ▲ 8%Active listings
4.8%Gross rent yield

In addition, the Zillow Home Value Index is $311,142 (up 3.3% from a year earlier) as of August 2026.

Meanwhile, the median price is up 7.4% from a year earlier, and inventory is up 8%. Because of this, prices sit near the area median, so focus on deep discounts from off-market sellers.

Max offer when the ARV equals the median price$364,990 × 70% − $29,000 repairs = $226,493 max offer

Also see the full York County market report on Realtor.com →Then view York County homes on Zillow →

Monroe CountyAbove state median$380,000Wholesale

Monroe County market snapshot

$380,000 ▲ 2.6%Median listing price
$198Price per sq ft
60 days ▼ 6.3%Days on market
$2,200 ▲ 7.3%Median rent
1,989 ▼ 0.5%Active listings
6.9%Gross rent yield

In addition, the Zillow Home Value Index is $312,769 (up 1.7% from a year earlier) as of August 2026.

Meanwhile, the median price is up 2.6% from a year earlier. Consequently, balanced pricing makes this area a steady source of wholesale deals.

Max offer when the ARV equals the median price$380,000 × 70% − $30,000 repairs = $236,000 max offer

Also see the full Monroe County market report on Realtor.com →Then view Monroe County homes on Zillow →

Lancaster CountyAbove state median$410,000Flip

Lancaster County market snapshot

$410,000 ▼ 1.2%Median listing price
$207Price per sq ft
26 days ▼ 16.1%Days on market
$1,625 ▼ 4.4%Median rent
1,723 ▲ 15.5%Active listings
4.8%Gross rent yield

In addition, the Zillow Home Value Index is $387,893 (up 4.5% from a year earlier) as of August 2026.

Homes sell faster here than anywhere else on the list. Meanwhile, the median price is down 1.2% from a year earlier, and inventory is up 15.5%. As a result, strong prices make this a fit for full renovations with a solid profit margin.

Max offer when the ARV equals the median price$410,000 × 70% − $33,000 repairs = $254,000 max offer

Also see the full Lancaster County market report on Realtor.com →Then view Lancaster County homes on Zillow →

Lehigh CountyAbove state median$389,900Negotiate

Lehigh County market snapshot

$389,900 ▼ 2.5%Median listing price
$202Price per sq ft
36 days ▲ 20%Days on market
$1,895 ▼ 1.4%Median rent
1,307 ▲ 5.5%Active listings
5.8%Gross rent yield

In addition, the Zillow Home Value Index is $365,791 (up 4.1% from a year earlier) as of August 2026.

Meanwhile, the median price is down 2.5% from a year earlier, and inventory is up 5.5%. Therefore, use the extra time on market to negotiate repairs into your price.

Max offer when the ARV equals the median price$389,900 × 70% − $31,000 repairs = $241,930 max offer

Also see the full Lehigh County market report on Realtor.com →Then view Lehigh County homes on Zillow →

Cumberland CountyAbove state median$399,188Flip

Cumberland County market snapshot

$399,188 ▼ 2.6%Median listing price
$194Price per sq ft
35 days ▼ 5.4%Days on market
$1,695 ▼ 8.4%Median rent
1,279 ▼ 1.2%Active listings
5.1%Gross rent yield

In addition, the Zillow Home Value Index is $349,313 (up 2.5% from a year earlier) as of August 2026.

Meanwhile, the median price is down 2.6% from a year earlier. For this reason, a top-end resale market means a flip can pay well if repairs stay on budget.

Max offer when the ARV equals the median price$399,188 × 70% − $32,000 repairs = $247,432 max offer

Also see the full Cumberland County market report on Realtor.com →Then view Cumberland County homes on Zillow →

Berks CountyAbove state median$325,000Wholesale

Berks County market snapshot

$325,000 ▲ 3%Median listing price
$179Price per sq ft
32 days ▲ 7.7%Days on market
$1,600 ▲ 6.7%Median rent
1,273 ▲ 6.4%Active listings
5.9%Gross rent yield

In addition, the Zillow Home Value Index is $314,709 (up 3.4% from a year earlier) as of August 2026.

Meanwhile, the median price is up 3% from a year earlier, and inventory is up 6.4%. Because of this, work off-market leads here to find the discount that retail listings lack.

Max offer when the ARV equals the median price$325,000 × 70% − $26,000 repairs = $201,500 max offer

Also see the full Berks County market report on Realtor.com →Then view Berks County homes on Zillow →

Lackawanna CountyBelow state median$290,000Wholesale

Lackawanna County market snapshot

$290,000 ▲ 10.7%Median listing price
$161Price per sq ft
49 days ▲ 2.1%Days on market
$1,350 ▲ 8%Median rent
1,254 ▲ 16.7%Active listings
5.6%Gross rent yield

In addition, the Zillow Home Value Index is $245,203 (up 2.1% from a year earlier) as of August 2026.

Smallest inventory on the list, so an off-market lead faces little competition. Meanwhile, the median price is up 10.7% from a year earlier, and inventory is up 16.7%.

Max offer when the ARV equals the median price$290,000 × 70% − $23,000 repairs = $180,000 max offer

Also see the full Lackawanna County market report on Realtor.com →Then view Lackawanna County homes on Zillow →

Choose a county from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the 70% Rule example assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield

Probate investor · Los Angeles

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ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

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Phillip Warrick

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FAQ

Pennsylvania foreclosure and distressed property questions

How do I find distressed properties for sale in Pennsylvania?

Initially, start with public-record signals such as pre-foreclosure, probate, divorce, and tax delinquency. ForeclosuresDaily.com gathers these records daily, so that you can contact Pennsylvania owners before the home is listed or sent to auction.

Where can I find foreclosed homes in Pennsylvania?

Bank-owned and auction homes appear on sites like Realtor.com, Zillow, and Auction.com. However, off-market pre-foreclosure leads let you reach owners earlier, while they can still sell on their own terms.

Which counties have the lowest entry prices?

Among the counties in this guide, the lowest median listing prices are in Allegheny County at $255,000, Philadelphia County at $260,000, and Lackawanna County at $290,000, based on Realtor.com data from October 2026.

Where do homes sell fastest?

Lancaster County has the shortest average time on market in this guide, at 26 days. As a result, fast markets reward investors who can reach owners before a home is listed.

How do I find distressed properties for wholesale profit?

First of all, focus on owners with equity and a reason to sell quickly. Then run the 70% Rule, and finally line up cash buyers before you sign a contract you plan to assign.

Get Pennsylvania distressed property leads today

Fresh, targeted, off-market data for Philadelphia County, Allegheny County, Montgomery County, and beyond.

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