Allegheny County, Pennsylvania Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Allegheny County court dockets. Updated 2026-08-03. See methodology.
- Filing volume cooling (-98.1%) — last 3 complete months (92 filings) vs prior 3 complete months (4743 filings). Excludes the current calendar month (in progress).
- 23.3% of filings are Mdj Transcript — the dominant lead category in Allegheny County during the observed window.
About Allegheny County
Allegheny County is a large urban county in Pennsylvania, United States. As of the 2025 census estimate, the population was 1,225,035, a 2% decrease of 25,543 residents since 2020, making it the state's second-most populous county, after Philadelphia County. Its county seat and most populous city is Pittsburgh, Pennsylvania's second most populous city. The county is part of the Greater Pittsburgh region of the commonwealth, and is the center of the Pittsburgh media market.
Source: Wikipedia
At a glance
4836 verified property-related court filings tracked across 6 months (Jan 2020 to Jul 2026).
949 typical monthly filing volume.
0% of filings involve owners whose mailing address differs from the property address (0 of 4836 filings).
$n/a median estimated property value across the 0 filings with property-enrichment data (0% coverage).
3.9% Pennsylvania unemployment rate (BLS, as of 2026-05). Filings should be read against the local-economy backdrop.
Filing type breakdown
| Filing type | Filings | Share | |
|---|---|---|---|
| Other | 3715 | 76.8% | |
| Tax Lien | 962 | 19.9% | |
| Foreclosure (Post-Filing) | 83 | 1.7% | |
| Quiet Title | 60 | 1.2% | |
| Real Estate Dispute | 13 | 0.3% | |
| Estate | 3 | 0.1% |
Each row is a distinct case verified for current owner-of-record before inclusion.
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Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Jan 2020 | 1919 | ||
| Feb 2020 | 1366 | -553 | |
| Mar 2020 | 1458 | +92 | |
| Jan 2026 | 2 | -1456 | |
| May 2026 | 1 | -1 | |
| Jul 2026 | 89 | +88 |
Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.
Geographic concentration by ZIP
Top 0 ZIPs in Allegheny County account for 0.0% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share |
|---|
Based on filings with a parseable property address (0% of Allegheny County filings).
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Property value distribution
| Estimated value | Filings | Share |
|---|
Source: third-party property enrichment (0% coverage on Allegheny County filings). Median $n/a; mean $n/a.
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Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 5 | 0.1% | |
| Mon | 716 | 14.8% | |
| Tue | 1019 | 21.1% | |
| Wed | 1069 | 22.1% | |
| Thu | 972 | 20.1% | |
| Fri | 1037 | 21.4% | |
| Sat | 17 | 0.4% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 4835 filings with a parseable date.
Housing stock + distress signals
Underlying housing stock and distress indicators across all 604558 Allegheny County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Allegheny County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 9.6% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 58.1% | 60.8% |
| Pre-1940 housing stock | 28.2% | 12.3% |
| Single-family detached share of housing stock | 61.6% | 61.2% |
| Residents age 65 or older | 19.7% | 17.3% |
Source: US Census Bureau American Community Survey (ACS 2023 5-year). National reference values are ACS 2022 5-year US totals. Why these matter: vacancy rate is the strongest single proxy for distressed inventory; mortgage-carrying share defines the risk pool exposed to rate environment; pre-1940 stock signals deferred maintenance and renovation opportunity; senior population correlates with probate pipeline depth.
Rent benchmark (HUD Fair Market Rent)
HUD sets Fair Market Rents at the metro area level — the same FMRs apply to every county within the metro. Allegheny County sits within the Pittsburgh, PA (FY 2026). Used to set Section 8 voucher amounts; investors use it as a defensible rent-estimate floor for buy-to-rent underwriting.
| Unit size | Fair market rent / month |
|---|---|
| Efficiency / studio | $1,001 |
| 1-bedroom | $1,077 |
| 2-bedroom | $1,299 |
| 3-bedroom | $1,661 |
| 4-bedroom | $1,789 |
Source: US Department of Housing and Urban Development, Fair Market Rents (2026). 40th-percentile gross rent including utilities. Why this matters: Section-8-eligible tenants are a baseline demand floor for rental inventory at these price points; FMR is the official ceiling for voucher-eligible rents.
New construction (market momentum)
Annual building permits filed in Allegheny County from the US Census Building Permits Survey. Trend signal on whether new housing demand is accelerating or contracting in this market.
| Indicator | Value |
|---|---|
| Total housing units permitted (2025) | 3,191 |
| Year-over-year change (2024 → 2025) | +6.4% |
| Single-family share of permits (2025) | 39.5% |
| Single-family units permitted | 1,260 |
| Multifamily units permitted (2+ units per building) | 1,931 |
Source: US Census Bureau Building Permits Survey, annual cumulative data. Why this matters: permits trending up signals strong demand for new inventory; permits contracting at the same time foreclosure activity rises indicates broader market softening (deals price differently). Multifamily share shows whether the market is densifying or holding to single-family stock.
Macro context: state home prices and national delinquency
Allegheny County filings should be read against the broader housing-market backdrop. Pennsylvania state home-price trend and the national mortgage-delinquency rate are the two macro signals most directly relevant to foreclosure exposure.
| Indicator | Value | Period |
|---|---|---|
| Pennsylvania home price index (year-over-year) | +5.3% | 2026-01-01 |
| Pennsylvania home price index (cumulative since 2020) | +59.3% | 2026-01-01 |
| National mortgage delinquency rate (30+ day, single-family) | 1.89% | 2026-01-01 |
Sources: Federal Housing Finance Agency state house price indices (FRED series PASTHPI); Federal Reserve Board, Mortgage Delinquency 30+Day Rate on Single-Family Residential Mortgages (FRED series DRSFRMACBS). Updated quarterly. Free public data.
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Filing velocity by case type
How each distress category is trending — are foreclosures accelerating while divorces cool, or vice versa? This breakdown is only possible with direct court-record data.
| Case type | Total | Share | Trend |
|---|---|---|---|
| Mdj Transcript | 1125 | 23.3% | -- |
| Municipal Lien | 890 | 18.4% | -95.2% |
| Sci Fa Sur Tax Lien | 756 | 15.6% | -97.6% |
| Motor Vehicle Accident | 267 | 5.5% | -47.4% |
| Commonwealth Tax Lien | 206 | 4.3% | -- |
| Unemployment Compensation Lien | 174 | 3.6% | -- |
| Other Tort | 162 | 3.3% | -34.7% |
| Contract Other | 130 | 2.7% | -55.6% |
| Against Property Owner | 108 | 2.2% | -- |
| No Lien Agreement | 90 | 1.9% | -- |
| Mortgage Foreclosure | 83 | 1.7% | -94.0% |
| Medical/Hospital Liability | 75 | 1.6% | -68.4% |
| Petition For Change Of Name | 75 | 1.6% | -17.1% |
| Mechanic'S Lien | 60 | 1.2% | -- |
| Miscellaneous Petition | 60 | 1.2% | -- |
| Dsb (For Money Commercial) | 58 | 1.2% | +32.0% |
| Ejectment | 53 | 1.1% | -84.8% |
| Contract Debt Collection | 48 | 1.0% | -22.2% |
| Quiet Title | 33 | 0.7% | -62.5% |
| Declaration Of Taking | 32 | 0.7% | -- |
| Quiet Tax Title & Real Estate | 27 | 0.6% | -- |
| Petition To Issue Subpoena | 26 | 0.5% | -- |
| Annual Audit | 26 | 0.5% | -- |
| Contract Buyer Plaintiff | 22 | 0.5% | -70.6% |
| Asbestos Silicas | 19 | 0.4% | -- |
| Declaratory Judgment | 18 | 0.4% | -71.4% |
| Foreign Judgment | 15 | 0.3% | -- |
| Intentional Tort | 13 | 0.3% | -- |
| Allegheny County Tax | 13 | 0.3% | -- |
| Equity | 13 | 0.3% | -55.6% |
| Employment Dispute Other | 12 | 0.2% | -- |
| Contract Credit Card | 11 | 0.2% | -- |
| Praecipe To File Lis Pendens | 9 | 0.2% | -- |
| Other Professional Liability | 8 | 0.2% | -66.7% |
| Federal Criminal Judgment | 8 | 0.2% | -- |
| Employment Discrimination | 7 | 0.1% | -- |
| Exemplification Of Record | 7 | 0.1% | -- |
| Petition Object. To Nom. Pet. | 7 | 0.1% | -- |
| Multiple Civil Action | 5 | 0.1% | -- |
| Product Liability | 5 | 0.1% | -- |
| Replevin | 5 | 0.1% | -- |
| Defamation | 5 | 0.1% | -- |
| Dsb (For Possession Commercial | 5 | 0.1% | -- |
Trend = recent 2-3 month volume vs prior 2-3 months (current partial month excluded). Positive = accelerating; negative = cooling.
Seasonal filing patterns
Court filings peak in Mar and are lowest in May. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 960.5 | 66% |
| Feb | 1366 | 94% |
| Mar | 1458 | 100% |
| May | 1 | 0% |
| Jul | 89 | 6% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Mar).
Non-resident owner analysis
Most filings (100%) involve owner-occupied properties. The relatively low absentee rate suggests distress is primarily hitting homeowners, not institutional investors.
| Case type | Total filings | Non-resident % |
|---|---|---|
| Mdj Transcript | 1125 | 0.0% |
| Municipal Lien | 890 | 0.0% |
| Sci Fa Sur Tax Lien | 756 | 0.0% |
| Motor Vehicle Accident | 267 | 0.0% |
| Commonwealth Tax Lien | 206 | 0.0% |
| Unemployment Compensation Lien | 174 | 0.0% |
| Other Tort | 162 | 0.0% |
| Contract Other | 130 | 0.0% |
| Against Property Owner | 108 | 0.0% |
| No Lien Agreement | 90 | 0.0% |
| Mortgage Foreclosure | 83 | 0.0% |
| Petition For Change Of Name | 76 | 0.0% |
| Medical/Hospital Liability | 75 | 0.0% |
| Mechanic'S Lien | 60 | 0.0% |
| Miscellaneous Petition | 60 | 0.0% |
| Dsb (For Money Commercial) | 58 | 0.0% |
| Ejectment | 53 | 0.0% |
| Contract Debt Collection | 48 | 0.0% |
| Quiet Title | 33 | 0.0% |
| Declaration Of Taking | 32 | 0.0% |
| Quiet Tax Title & Real Estate | 27 | 0.0% |
| Petition To Issue Subpoena | 26 | 0.0% |
| Annual Audit | 26 | 0.0% |
| Contract Buyer Plaintiff | 22 | 0.0% |
| Asbestos Silicas | 19 | 0.0% |
| Declaratory Judgment | 18 | 0.0% |
| Foreign Judgment | 15 | 0.0% |
| Intentional Tort | 13 | 0.0% |
| Allegheny County Tax | 13 | 0.0% |
| Equity | 13 | 0.0% |
| Employment Dispute Other | 12 | 0.0% |
| Contract Credit Card | 11 | 0.0% |
| Praecipe To File Lis Pendens | 9 | 0.0% |
| Other Professional Liability | 8 | 0.0% |
| Federal Criminal Judgment | 8 | 0.0% |
| Employment Discrimination | 7 | 0.0% |
| Exemplification Of Record | 7 | 0.0% |
| Petition Object. To Nom. Pet. | 7 | 0.0% |
| Multiple Civil Action | 5 | 0.0% |
| Product Liability | 5 | 0.0% |
| Replevin | 5 | 0.0% |
| Defamation | 5 | 0.0% |
| Dsb (For Possession Commercial | 5 | 0.0% |
Non-resident = owner's mailing address differs from the property address. Could indicate out-of-state landlords, inherited estates, second homes, or in-transition properties.
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Distress composition and shifts
Municipal Lien, Motor Vehicle Accident share is rising. Mdj Transcript share is declining. High diversity in distress types suggests multiple independent factors driving court filings, not a single economic shock.
| Case type | Recent share | Earlier share | Shift |
|---|---|---|---|
| Municipal Lien | 30.0% | 18.2% | +11.8pp (rising) |
| Sci Fa Sur Tax Lien | 11.1% | 15.7% | -4.6pp |
| Motor Vehicle Accident | 11.1% | 5.4% | +5.7pp (rising) |
| Petition For Change Of Name | 10.0% | 1.4% | +8.6pp (rising) |
| Dsb (For Money Commercial) | 5.6% | 1.1% | +4.5pp |
| Other Tort | 5.6% | 3.3% | +2.3pp |
| Mortgage Foreclosure | 3.3% | 1.7% | +1.6pp |
| Medical/Hospital Liability | 3.3% | 1.5% | +1.8pp |
| Quiet Title | 2.2% | 0.7% | +1.5pp |
| Contract Other | 2.2% | 2.7% | -0.5pp |
| Amicable Ejectment | 2.2% | 0.0% | +2.2pp |
| Contract Buyer Plaintiff | 1.1% | 0.4% | +0.7pp |
| Equity | 1.1% | 0.3% | +0.8pp |
| Other Professional Liability | 1.1% | 0.1% | +1.0pp |
| Declaratory Judgment | 1.1% | 0.4% | +0.7pp |
| Contract Debt Collection | 1.1% | 1.0% | +0.1pp |
| Malicious Prosecution | 1.1% | 0.0% | +1.1pp |
| Legal Liability | 1.1% | 0.0% | +1.1pp |
| Exemplification Of Record | 1.1% | 0.1% | +1.0pp |
| Ejectment | 1.1% | 1.1% | +0.0pp |
| Petition Rule To Show Cause | 1.1% | 0.0% | +1.1pp |
| Petition For Review | 1.1% | 0.0% | +1.1pp |
| Other Traffic Accident | 1.1% | 0.0% | +1.1pp |
| Miscellaneous Petition | 0.0% | 1.3% | -1.3pp |
| Contract Credit Card | 0.0% | 0.2% | -0.2pp |
| Nuisance | 0.0% | 0.0% | +0.0pp |
| Praecipe To File Lis Pendens | 0.0% | 0.2% | -0.2pp |
| Petition To Appoint Arbitrator | 0.0% | 0.0% | +0.0pp |
| Miscellaneous Notice | 0.0% | 0.0% | +0.0pp |
| Product Liability | 0.0% | 0.1% | -0.1pp |
| Landlord/Tenant Dispute | 0.0% | 0.0% | +0.0pp |
| Mass Tort Other | 0.0% | 0.0% | +0.0pp |
| Multiple Civil Action | 0.0% | 0.1% | -0.1pp |
| Unemployment Compensation Lien | 0.0% | 3.7% | -3.7pp |
| Assurance Of Vol. Compliance | 0.0% | 0.0% | +0.0pp |
| Petition To Sell Motor Vehicle | 0.0% | 0.0% | +0.0pp |
| Employment Dispute Other | 0.0% | 0.3% | -0.3pp |
| Cemetery Report | 0.0% | 0.0% | +0.0pp |
| Mechanic'S Lien | 0.0% | 1.3% | -1.3pp |
| Dsb (For Possession Commercial | 0.0% | 0.1% | -0.1pp |
| Petition To Redeem Real Estate | 0.0% | 0.0% | +0.0pp |
| Petition Object. To Nom. Pet. | 0.0% | 0.1% | -0.1pp |
| Allegheny County Tax | 0.0% | 0.3% | -0.3pp |
| Mandamus | 0.0% | 0.0% | +0.0pp |
| Worker'S Compensation Judgment | 0.0% | 0.0% | +0.0pp |
| Employment Discrimination | 0.0% | 0.1% | -0.1pp |
| Annual Audit | 0.0% | 0.5% | -0.5pp |
| Denial Of Tax Exemption Appeal | 0.0% | 0.0% | +0.0pp |
| Commonwealth Tax Lien | 0.0% | 4.3% | -4.3pp |
| Against Property Owner | 0.0% | 2.3% | -2.3pp |
| Mdj Transcript | 0.0% | 23.7% | -23.7pp (falling) |
| Petition To Issue Subpoena | 0.0% | 0.5% | -0.5pp |
| Bond Of Tax Collector | 0.0% | 0.0% | +0.0pp |
| Foreign Execution | 0.0% | 0.0% | +0.0pp |
| Petition To Enforce Settlement | 0.0% | 0.0% | +0.0pp |
| Pet. To Restore Firearm Rights | 0.0% | 0.0% | +0.0pp |
| Foreign Judgment | 0.0% | 0.3% | -0.3pp |
| Quiet Tax Title & Real Estate | 0.0% | 0.6% | -0.6pp |
| Asbestos Silicas | 0.0% | 0.4% | -0.4pp |
| Declaration Of Taking | 0.0% | 0.7% | -0.7pp |
| Petition To Sell Real Estate | 0.0% | 0.0% | +0.0pp |
| No Lien Agreement | 0.0% | 1.9% | -1.9pp |
| Petition To Confirm Arb. Award | 0.0% | 0.1% | -0.1pp |
| Petition To Compromise | 0.0% | 0.0% | +0.0pp |
| Dental Liability | 0.0% | 0.0% | +0.0pp |
| Equity Lis Pendens | 0.0% | 0.1% | -0.1pp |
| Asbestos/Fela | 0.0% | 0.0% | +0.0pp |
| Assault & Battery | 0.0% | 0.0% | +0.0pp |
| Appointment Of Viewers | 0.0% | 0.1% | -0.1pp |
| Federal Criminal Judgment | 0.0% | 0.2% | -0.2pp |
| Federal Judgment Lien | 0.0% | 0.1% | -0.1pp |
| Intentional Tort | 0.0% | 0.3% | -0.3pp |
| Replevin | 0.0% | 0.1% | -0.1pp |
| Mdj Transcript Motor Vehicle | 0.0% | 0.0% | +0.0pp |
| Health Department Judgment | 0.0% | 0.1% | -0.1pp |
| Defamation | 0.0% | 0.1% | -0.1pp |
| Oath Of Office | 0.0% | 0.0% | +0.0pp |
| Condominium Lien | 0.0% | 0.1% | -0.1pp |
Distress diversity score: 3.57 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.
Why these filings are invisible on most public foreclosure sites
The largest public foreclosure-aggregator interfaces surface only post-auction bank-owned properties in Pennsylvania. Pre-foreclosure court filings are not visible to their non-paying users. Keystone tracks the court filing the day it hits the docket, weeks or months before any property reaches the auction stage those aggregators surface.
Methodology and full audit: Court-vs-aggregator coverage gap report.
Methodology and data sources
- Court filings are collected directly from Allegheny County court records, which are public information.
- Every filing in this dataset has been verified for current owner-of-record. Entity-owned filings (LLCs, trusts, banks) and properties where the named party is not the current owner are excluded.
- Property value figures come from third-party enrichment (0% coverage on this dataset).
- Individual case data, defendant names, and property addresses are not published. Reports show aggregated statistics only.
- The methodology page at /reports/methodology documents data sources, sample sizes, and known limitations in detail.
- This report was generated 2026-08-03 from the live database. Numbers reflect the dataset at that moment.
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Cite: Keystone Court Data, "Allegheny County Pennsylvania Court Filings Intelligence," 2026-08-03, https://keystonecourtdata.com/reports/allegheny-pa-court-filings-intelligence · Download data (CSV)