Which seller lists sell in Pennsylvania? 45 counties, counted
By Josh MillerUpdated 4 min readAcross the Pennsylvania counties we could measure, the list that sold best was expired and cancelled listings: about 13 of every 100 sold off-market within 12 months, against about 1.6 for a house picked at random. Free and clear owners, the most-mailed list, sold at about 1.5 per 100.
Across 45 Pennsylvania counties with records we could trust, about 1.5 of every 100 single-family homes sold off-market in an arm's-length sale over 12 months, about 48,495 homes, and about 42 of every 100 sales went without an MLS listing. Which of those sellers could you have found on a list first? We counted every list in every Pennsylvania county with enough records to measure.
The count, list by list
| List | Of every 100, sold | Any house, at random | Counties | Owners on it |
|---|---|---|---|---|
| Listing expired or cancelled | 13.3 | 1.6 | 15 | 7,182 |
| Sitting vacant | 4.5 | 1.6 | 18 | 37,730 |
| Behind on taxes, 2 to 4 years | 4.0 | 1.6 | 16 | 53,833 |
| Behind on taxes, 5 or more years | 3.5 | 1.6 | 13 | 48,802 |
| High equity, living elsewhere | 2.4 | 1.5 | 40 | 538,935 |
| Owns it free and clear | 1.5 | 1.5 | 42 | 1,383,059 |
| Owner 65+, living elsewhere | 1.0 | 1.5 | 37 | 164,933 |
Source: GoForClose count of off-market, arm's-length deeds in county records. A county is counted for a list only where the list was big enough to measure; lists measurable in fewer than 3 Pennsylvania counties are left out. Counties whose records don't mark MLS sales are left out entirely.
What stands out
Expired listings lead. About 13 of every 100 owners whose listing expired sold off-market within a year, across 15 counties. In the Philadelphia suburbs, higher: about 18 in Chester County and 17 in Delaware County.
Vacant and tax lists are strong here. About 4.5 of every 100 vacant houses and 4 of every 100 owners 2 to 4 years behind on taxes sold off-market within a year, both above the national figures. Philadelphia sold off-market at about 1.9 of every 100 homes a year, and vacant houses there at about 5 per 100. Foreclosure filings weren't measurable in any Pennsylvania county.
The biggest counties
| County | Listing expired or cancelled | Sitting vacant | Owns it free and clear | Any house |
|---|---|---|---|---|
| Philadelphia County | 14.1 | 5.4 | 2.1 | 1.9 |
| Allegheny County | 3.3 | 1.3 | 1.1 | |
| Montgomery County | 15.5 | 3.1 | 1.2 | 1.1 |
| Bucks County | 10.7 | 5.2 | 1.3 | 1.2 |
| Delaware County | 16.8 | 3.5 | 1.4 | 1.6 |
Source: GoForClose count of off-market, arm's-length deeds in county records.
How Pennsylvania forecloses
Pennsylvania forecloses through the courts. After a judgment, the county sheriff sells the house, and homeowners get a notice of counseling options before the lender can file. That sets how long a pre-foreclosure owner has, and how long you should keep writing. What the filing is called, state by state. This is general information, not legal advice.
Check your county
The state number hides real differences between counties. Or see when each list sells in any Pennsylvania county.
Questions investors ask
What is the best motivated seller list in Pennsylvania?
Across the Pennsylvania counties we could measure, expired and cancelled listings: about 13 of every 100 sold off-market within 12 months, across 15 counties. A house picked at random sold at about 1.6 per 100.
How many homes sell off-market in Pennsylvania?
About 48,495 single-family homes sold off-market in an arm's-length sale over 12 months across 45 Pennsylvania counties we could measure, about 1.5 of every 100 homes and 42 of every 100 sales.
Should I mail free and clear owners in Pennsylvania?
Not first. Free and clear owners sold off-market at about 1.5 per 100 within a year across 42 Pennsylvania counties, about the rate of a random house. Lists that start with a filing sold far better.
Does Pennsylvania foreclose through the courts?
Pennsylvania forecloses through the courts. After a judgment, the county sheriff sells the house, and homeowners get a notice of counseling options before the lender can file.