Pennsylvania Housing Finance Agency
1.855.827.3466
Act 91, HEMAP and free housing counseling for Lehigh County owners.
Official pageLehigh County guide · Foreclosure & sheriff sale
Facing Foreclosure in Lehigh County, PA: Options Before a Sheriff Sale
In the Lehigh Valley, a foreclosure often plays out beside a busy housing market. Kaizen's county notes show Lehigh County near the fast end of the group, with a median price of $365,000 and about 9 days on market in a Redfin snapshot from roughly the second quarter of 2026. That does not mean every distressed house sells. Dense Allentown rowhomes with deferred maintenance or lead paint can sit while the lender's clock runs.
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Pennsylvania mortgage foreclosures end in a county sheriff sale. This guide does not quote Lehigh sale dates, deposit rules or room numbers, because we could not verify them from the county's own page. Ask the county Sheriff's Office about your address and get the answer in writing. The pieces we can source are Act 91, HEMAP and the options for an owner with equity or without it. This is general information, not legal advice.
Step by step in Lehigh County
- 1
Open the mail from your lender
The Act 91 notice is how your lender tells you about HEMAP. PHFA says to apply within 33 days of the notice date. Do not set it aside. Qualifying takes an owner-occupied home and a delinquency caused by events outside your control.
- 2
Call a counselor before you call anyone else
PHFA says any Pennsylvania resident can get housing counseling at no charge to address a mortgage delinquency. After the counselor meets with you, you have 30 days to submit the HEMAP application. The number is 1.855.U.Are.Home (827.3466). A counselor can also review whether a workout with the lender is realistic.
- 3
Get the sale date from the source
Ask your lender or its attorney for the sale date and the case number, then confirm both with the county Sheriff's Office. Write down the attorney's name and phone. Do not rely on a flyer or a letter from a stranger. Ask whether the date has been continued, because the lender's side can change it.
- 4
Know your local market before you decide
Lehigh County's fast median of about 9 days on market describes typical sales, not every house. Kaizen's county notes flag lead paint in older urban cores and deferred maintenance in Allentown rowhomes. A house that needs work can miss the quick-sale window, so price it against nearby sold properties with an agent's help.
- 5
Ask about the transfer tax at closing
Kaizen's county notes say Pennsylvania's state realty transfer tax is 1 percent on a taxable deed, and a local transfer tax may also apply depending on the municipality. Grantor and grantee are jointly liable by state rule, and the contract can assign payment. Ask the title company to show the figure before you pick a price.
- 6
Get a written payoff
Request a payoff statement from your servicer in writing. If the house is worth more than the debt, a sale before the auction can protect your equity. If it is worth less, ask a counselor or real estate attorney about lender approval. Compare a workout, a listing and a cash sale side by side.
Typical timeline
| Stage | Typical time |
|---|---|
| Act 91 notice, HEMAP application | 33 days from the notice date |
| Counselor submission, then PHFA decision | 30 days to submit; PHFA then has 60 days |
| County sheriff sale | Confirm date, time and place with the Lehigh County Sheriff's Office |
| Kaizen cash offer | Within 24 hours of getting the property details |
| Kaizen closing | 14 to 30 days, or the date you pick |
Lehigh County offices you may deal with
Your selling options
An owner with a decision to make has several options: HEMAP if eligible, a workout, a short sale, a listing or a cash sale. A listing is worth a call to an agent when the house is in good shape, because Lehigh's pace is fast. A listing needs showings, a buyer's loan and time, and a foreclosure date can arrive before all three.
Kaizen can make an as-is cash offer within 24 hours, with no repairs and no agent commission, and close in 14 to 30 days or on your date. A cash agreement does not by itself stop a sale, and the lender's attorney controls any postponement. Share your sale date and payoff with us and your own attorney. Call 267-329-0084.
Lehigh County foreclosure questions
Where can I find the date of a Lehigh County sheriff sale?
Ask the Lehigh County Sheriff's Office for the schedule and property list, and confirm the date, time and location in writing. This guide does not list them because we could not read the county's page.
What is an Act 91 notice?
A letter from your lender about HEMAP, the state's mortgage assistance program. PHFA gives 33 days from the notice date to apply, and says the lender cannot act further while an application proceeds. Counselors answer at 1.855.827.3466.
Is counseling free in Lehigh County?
PHFA says any Pennsylvania resident can get housing counseling at no charge to address a mortgage delinquency. After you meet with a counselor, a 30-day window opens to submit the HEMAP application.
Does a fast market mean I can list at the last minute?
Not necessarily. Kaizen's county notes show a median of about 9 days on market in Lehigh County, but that describes typical sales. A rowhome with deferred maintenance or lead paint can take longer, and a lender's date does not wait.
Can Kaizen close before a Lehigh County sheriff sale?
Kaizen can make an as-is cash offer within 24 hours and close in 14 to 30 days or on your date. Whether that works before a given sale depends on the payoff and the lender's attorney.
Related Lehigh County pages
Sell your house fast in Lehigh CountyHow to Sell an Inherited House in Lehigh County (Probate Guide)Selling a House Facing Foreclosure in AllentownWhat is an Act 91 notice in Pennsylvania and what should I do when I get one?How long does foreclosure take in Pennsylvania?How much notice do I get before a sheriff sale in Pennsylvania?Can I sell my house after a sheriff sale is scheduled in Pennsylvania?Can I stop a sheriff sale in Philadelphia?What is HEMAP and who qualifies in Pennsylvania?Facing Foreclosure in Berks County, PA: Online Sheriff Sale GuideFacing Foreclosure in Lackawanna County, PA: Sheriff Sale GuideFacing Foreclosure in Luzerne County, PA: Sheriff Sale GuideFacing Foreclosure in Northampton County, PA: Sheriff Sale GuideFacing Foreclosure in New Castle County, Delaware: Mediation and Sheriff Sale GuideFacing Foreclosure in Kent County, Delaware: Mediation and Sheriff Sale GuideFacing Foreclosure in Sussex County, Delaware: Mediation and Sheriff Sale GuideFacing Foreclosure in Atlantic County, NJ: Court Steps, Mediation and Sheriff SaleBergen County, NJ Foreclosure Guide: Court Timeline and Sheriff Sale RulesBurlington County, NJ Foreclosure: Timeline, Adjournments and Your OptionsCamden County, NJ Foreclosure: Wednesday Sheriff Sales and Your OptionsCape May County, NJ Foreclosure Guide: Seasonal Homes, Court Steps and OptionsCumberland County, NJ Foreclosure: Court Steps, Mediation and Selling OptionsEssex County, NJ Foreclosure Guide: Multifamily Owners, Mediation and OptionsFacing Foreclosure in Gloucester County: Sheriff Sale and Mediation GuideFacing Foreclosure in Hudson County: Sheriff Sale and Mediation GuideFacing Foreclosure in Hunterdon County: Flemington Sheriff Sale GuideFacing Foreclosure in Mercer County: Trenton Sheriff Sale and Mediation GuideFacing Foreclosure in Middlesex County: Sheriff Sale and Mediation GuideFacing Foreclosure in Monmouth County: Freehold Sheriff Sale and Mediation GuideFacing Foreclosure in Morris County: Morristown Sheriff Sale and Mediation GuideForeclosure in Ocean County, NJ: Options Before the Sheriff's SaleForeclosure in Passaic County, NJ: Options Before the Sheriff's SaleForeclosure in Salem County, NJ: Options Before the Sheriff's SaleForeclosure in Somerset County, NJ: Options Before the Sheriff's SaleForeclosure in Sussex County, NJ: Options Before the Sheriff's SaleForeclosure in Union County, NJ: Options Before the Sheriff's SaleForeclosure in Warren County, NJ: Options Before the Sheriff's SaleFacing Foreclosure in Philadelphia County: Diversion Program and Sheriff Sale GuideFacing Foreclosure in Delaware County, PA: Sheriff Sale GuideFacing Foreclosure in Montgomery County, PA: Online Sheriff Sale GuideFacing Foreclosure in Bucks County, PA: Sheriff Sale GuideFacing Foreclosure in Chester County, PA: Sheriff Sale Guide
Sources
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
- Foreclosure: Act 91 Notice and HEMAP (Pennsylvania Housing Finance Agency, undated page)
- County market notes (Lehigh County) (Kaizen Home Buyers, 2026-07-15)
- Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
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