Falling behind on a mortgage on an older West Chester townhome is a hard spot, and a sheriff sale date can add pressure. You may still have time to act, so learn the stages and the free help available before deciding.
No obligation. We respond within 24 hours.
Kaizen Home Buyers can send a cash offer within 24 hours for your home as it stands, with no repairs and no agent commission on our side. If you choose to sell, closing can come in 14 to 30 days or on your date. We are not lenders or attorneys, so review every option with a counselor first.
Chester County holds real estate sheriff sales on the third Thursday of each month from January through November, starting at 11:00 a.m. through the Bid4Assets online auction. There is no December sale. The Sheriff's office is at 201 West Market Street, Suite 1201, and the phone is 610-344-6850. Listings are posted on the county's Sheriff Sales portal. The county also posts a 2026-2027 calendar of filing, advertising and sale dates.
When we checked on October 23, 2026, the county page said the May, June, July and August 2026 sales were postponed to September, October and November. Your property's date may differ, so check your own paperwork and ask your attorney. Do not assume a postponed date is safe. If the county site is closed on a sale day because of weather, the sale is cancelled and the next scheduled date applies. Postponed dates can still change, so confirm each one.
The Act 91 notice from your lender tells you about HEMAP, a loan that could cover delinquent payments. You must apply within 33 days of the notice, and the lender cannot take foreclosure action meanwhile. PHFA also describes a court-linked diversion program that can stay foreclosure on owner-occupied homes, but its page does not say which counties take part, so ask your attorney about Chester County. PHFA's number for diversion program questions is 1-800-635-4747. Ask your attorney whether a conference or stay is possible before you spend money on a sale.
Call or text 267-329-0084 with the West Chester address and any sheriff sale date. We look at the townhome and respond with a cash offer inside a day.
When the numbers and the calendar fit, closing can come 14 to 30 days after you accept, or on the date you name. We cannot guarantee a sale will beat your deadline, so share it early. You may decline and continue with your counselor.
The third Thursday of each month, January through November, starting at 11:00 a.m. on Bid4Assets. There is no December sale. Verify your date with the Sheriff's office at 610-344-6850.
HEMAP, the Homeowners' Emergency Mortgage Assistance Program, is state loan help for owner-occupants. The Act 91 notice explains it, and the application window is 33 days. It can help bring payments current and support monthly payments for up to 24 months. The Act 91 notice is the document to look for in your mail.
Possibly, as long as you still hold title and the closing happens in time to pay the loan and liens. A foreclosure attorney can review your schedule. Share the sale date with us at the start. Do not wait for a postponed date to pass before you act.
A sale pays the mortgage and any recorded liens from the price at closing, and you receive what is left. We cannot say what that will be until we see your payoff. A cash offer within 24 hours helps you check.
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
No obligation. No fees. Just a fair offer from a local buyer.