Pennsylvania Foreclosures, Tax Liens & Distressed Properties

Pennsylvania sits in DLRadar's nationwide distress index, scored entirely by one fixed, rule-based method. Across the state the phase mix is 45 peak, 21 expansion, 1 neutral. Pennsylvania leans peak overall, with average prices up 4.5% YoY. Coverage spans 67 Pennsylvania counties and 1,833 ZIPs, a 23/100 mean composite.

Carbon County, Forest County, Juniata County, Fulton County, Clarion County top Pennsylvania for distress; drill into any for the ZIP detail.

Top ZIP-level distress statewide: 15721 (30/100), 15753 (30/100), 15757 (30/100), 15801 (30/100), 15848 (30/100).

Distress and market phase, county by county in Pennsylvania:

Adams County is neutral (up 3.8% on the year, headwind 33/100). Allegheny County reads peak — values rising 2.7%, headwind 51/100. Armstrong County reads peak — appreciation near 2.7%, lender pressure 47/100. Beaver County is in its peak phase, prices up 2.7%, lender pressure 37/100. In Bedford County, expansion: up 5.1% on the year, bank stress 61/100. DLRadar reads Berks County as peak — values rising 4.4%, lender pressure 55/100. In Blair County, expansion: appreciation near 7.1%, headwind 44/100.

DLRadar reads Bradford County as peak — homes +4.2% YoY, bank stress 44/100. Bucks County — peak, appreciation near 4.2%, bank stress 52/100. In Butler County, peak: homes +2.7% YoY, bank stress 47/100. Cambria County — expansion, appreciation near 5.0%, down 1.2% from its high, headwind 74/100. Cameron County: expansion, homes +5.1% YoY, bank stress 59/100. DLRadar reads Carbon County as peak — up 4.7% on the year, a 100/100 lender reading. Centre County is in its peak phase, values rising 3.1%, bank stress 34/100.

Chester County — peak, up 4.2% on the year, headwind 41/100. Clarion County reads expansion — prices up 5.1%, headwind 80/100. Clearfield County is in its peak phase, appreciation near 4.2%, lender pressure 42/100. Clinton County — peak, up 4.2% on the year. In Columbia County, peak: values rising 4.2%, a 52/100 lender reading. In Crawford County, peak: appreciation near 4.2%, a 66/100 lender reading. DLRadar reads Cumberland County as peak — homes +4.3% YoY, a 36/100 lender reading.

In Dauphin County, peak: prices up 4.3%, a 34/100 lender reading. Delaware County sits in peak, up 4.2% on the year, a 43/100 lender reading. Elk County is in its peak phase, up 4.2% on the year, lender pressure 42/100. Erie County sits in expansion, up 7.9% on the year, lender pressure 56/100. Fayette County is in its peak phase, appreciation near 2.7%, bank stress 48/100. In Forest County, expansion: up 5.1% on the year, headwind 100/100. DLRadar reads Franklin County as peak — appreciation near 3.4%, headwind 49/100.

Fulton County reads expansion — prices up 5.1%, headwind 87/100. Greene County reads expansion — values rising 5.1%, a 65/100 lender reading. Huntingdon County reads peak — appreciation near 4.2%, a 67/100 lender reading. Indiana County is peak (prices up 4.2%, a 43/100 lender reading). Jefferson County is in its expansion phase, prices up 5.1%, headwind 42/100. Juniata County sits in expansion, prices up 5.1%, lender pressure 100/100. Lackawanna County reads expansion — prices up 7.4%, bank stress 46/100.

Lancaster County is expansion (up 5.8% on the year, a 47/100 lender reading). Lawrence County reads peak — appreciation near 2.7%, lender pressure 36/100. Lebanon County: peak, prices up 1.0%, 2.9% off peak, headwind 49/100. Lehigh County — peak, prices up 4.7%, bank stress 46/100. Luzerne County sits in expansion, values rising 7.4%, bank stress 34/100. Lycoming County: peak, homes +5.0% YoY. Mckean County is in its peak phase, values rising 4.2%.

Mercer County reads peak — appreciation near 4.2%, lender pressure 53/100. DLRadar reads Mifflin County as peak — prices up 4.2%, a 73/100 lender reading. Monroe County sits in peak, values rising 4.2%, headwind 17/100. DLRadar reads Montgomery County as peak — up 4.2% on the year, a 49/100 lender reading. In Montour County, peak: prices up 4.2%, bank stress 17/100. Northampton County is peak (appreciation near 4.7%, lender pressure 37/100). DLRadar reads Northumberland County as peak — appreciation near 4.2%.

In Perry County, peak: values rising 4.3%, a 62/100 lender reading.

Pennsylvania opportunity phases: 39 weak, 16 early_signal, 6 watchlist, 4 peak_opportunity, 2 strong_buy; Pennsylvania average index 28.1. Best-ranked Pennsylvania counties: Mckean #106 (37.1), vacancy; Cameron #151 (36.3), vacancy; Greene #182 (36.0), vacancy in Pennsylvania; Elk #502 (33.4), vacancy; Venango #522 (33.3), vacancy; Clearfield #626 (32.7), construction.

Pennsylvania mortgages ninety-plus days late: 1.0%; Pennsylvania thirty-to-eighty-nine days late 2.5% (December 2025); 23 Pennsylvania counties sit in the CFPB sample; highest Pennsylvania county readings: Philadelphia 1.8%, Lackawanna 1.6%, Franklin 1.6%, Monroe 1.5%, Delaware 1.3%.

Pennsylvania county unemployment averages 4.1% across 67 counties; Pennsylvania permitted 25,848 housing units in twelve months (10,695 multifamily); 531,599 of 5,806,452 Pennsylvania housing units are vacant; 1,605,715 Pennsylvania renter households, 39.2% spending 30%+ of income on rent.

Pennsylvania ZIP price-cycle phases: 4,532 peak, 1,351 expansion, 196 contraction, 168 recovery, 95 neutral.