Cumberland County, Pennsylvania Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Cumberland County court dockets. Updated 2026-07-12. See methodology.
- Filing volume accelerating (+21.4%) — last 2 complete months (51 filings) vs prior 2 complete months (42 filings). Excludes the current calendar month (in progress).
- 29.7% off-site owners — share of filings where the owner's mailing address differs from the property address. Could be out-of-state landlords, inherited estates, second homes, or in-transition properties (we don't distinguish; the underlying signal is "not living there").
- Max gross cap rate 7.9% at HUD Fair Market Rent — $17,916/year (2BR FMR × 12) on the $225,900 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 27.6% of filings are High Urgency Pre-Foreclosure — the dominant lead category in Cumberland County during the observed window.
About Cumberland County
Cumberland County is a county in the Commonwealth of Pennsylvania. As of the 2020 census, the population was 259,469. Its county seat is Carlisle. Cumberland County is included in the Harrisburg–Carlisle metropolitan statistical area. The county is part of the South Central region of the commonwealth.
Source: Wikipedia
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98 verified property-related court filings tracked across 6 months (Dec 2025 to Jul 2026).
#5 of 18 Pennsylvania counties Keystone covers, ranked by total filing volume.
11% of filings involve owners whose mailing address differs from the property address (11 of 98 filings).
$225,900 median estimated property value across the 83 filings with property-enrichment data (85% 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 | |
|---|---|---|---|
| Pre-Foreclosure | 52 | 53.1% | |
| Inherited Property | 17 | 17.3% | |
| Pre-Probate | 11 | 11.2% | |
| Tired Landlord | 7 | 7.1% | |
| Quiet Title | 5 | 5.1% | |
| Partition | 2 | 2.0% | |
| Stalled Project | 2 | 2.0% | |
| Forced Liquidation | 1 | 1.0% | |
| Tax Sale | 1 | 1.0% |
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 | |
|---|---|---|---|
| Dec 2025 | 1 | ||
| Mar 2026 | 3 | +2 | |
| Apr 2026 | 39 | +36 | |
| May 2026 | 37 | -2 | |
| Jun 2026 | 14 | -23 | |
| Jul 2026 | 4 | -10 |
Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.
Geographic concentration by ZIP
Top 10 ZIPs in Cumberland County account for 79.6% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share | |
|---|---|---|---|---|
| 17050 | Silver Spring Township | 15 | 15.3% | |
| 17011 | Camp Hill | 12 | 12.2% | |
| 17055 | Mechanicsburg | 11 | 11.2% | |
| 17013 | Carlisle | 10 | 10.2% | |
| 17015 | Carlisle | 8 | 8.2% | |
| 17241 | Newville | 5 | 5.1% | |
| 17025 | Enola | 5 | 5.1% | |
| 17257 | Shippensburg Township | 5 | 5.1% | |
| 17007 | Boiling Springs | 4 | 4.1% | |
| 17043 | Wormleysburg Boro | 3 | 3.1% |
Based on filings with a parseable property address (86% of Cumberland County filings).
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Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 1 | 1.2% | |
| $75k - $150k | 15 | 18.1% | |
| $150k - $250k | 31 | 37.3% | |
| $250k - $400k | 20 | 24.1% | |
| $400k+ | 16 | 19.3% |
Source: third-party property enrichment (85% coverage on Cumberland County filings). Median $225,900; mean $293,806.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 4 | 4.1% | |
| Mon | 13 | 13.3% | |
| Tue | 22 | 22.4% | |
| Wed | 11 | 11.2% | |
| Thu | 25 | 25.5% | |
| Fri | 19 | 19.4% | |
| Sat | 4 | 4.1% |
Filings show some weekend activity, suggesting after-hours electronic filing. Computed for 98 filings with a parseable date.
Housing stock + distress signals
Underlying housing stock and distress indicators across all 110265 Cumberland County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Cumberland County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 4.6% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 62.2% | 60.8% |
| Pre-1940 housing stock | 15.5% | 12.3% |
| Single-family detached share of housing stock | 59.6% | 61.2% |
| Residents age 65 or older | 18.8% | 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. Cumberland County sits within the Harrisburg-Carlisle, 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 | $1,058 |
| 1-bedroom | $1,212 |
| 2-bedroom | $1,493 |
| 3-bedroom | $1,920 |
| 4-bedroom | $1,977 |
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 Cumberland 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) | 745 |
| Year-over-year change (2024 → 2025) | -28.2% |
| Single-family share of permits (2025) | 81.5% |
| Single-family units permitted | 607 |
| Multifamily units permitted (2+ units per building) | 138 |
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
Cumberland 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.
Local-market benchmark
Demographics of the ZIPs where filings cluster, weighted by filing count and benchmarked against Census ACS 2023 5-year:
| Indicator | Filing-weighted average |
|---|---|
| Median household income (where filings cluster) | $90,003 |
| Median home value | $272,832 |
| Owner-occupancy rate | 72.4% |
| Renter share of households | 27.6% |
| Median gross rent | $1,200/mo |
Source: U.S. Census Bureau ACS 5-year estimates, weighted by Keystone's filing volume across 10 top ZIPs.
Most active foreclosure plaintiffs in Cumberland County
Top mortgage holders and servicers named in foreclosure complaints filed in this county. Lender names are normalized to collapse common legal-suffix variants (e.g. "as Trustee for X Trust", "N.A.").
| Plaintiff | Foreclosure filings |
|---|---|
| TRUIST BANK | 2 |
| CITIZENS BANK NA | 2 |
| ORRSTOWN BANK | 2 |
| FREEDOM MORTGAGE CORPORATION | 2 |
| COMPUTERSHARE DELAWARE TRUST COMPANY | 2 |
| LAKEVIEW LOAN SERVICING LLC | 1 |
| U.S. BANK TRUST N.A | 1 |
| MORTGAGE RESEARCH CENTER LLC | 1 |
| AMERICHOICE FEDERAL CREDIT UNION | 1 |
| PENNSYLVNAIA HOUSING FINANCE AGENCY | 1 |
Source: plaintiff names extracted from Cumberland County foreclosure complaint text. Court records are public information.
Post-filing sale outcomes in Cumberland County
What happens to distressed properties after a court filing? By cross-referencing each filing's property with county assessor and deed-transfer records, we track which properties sold, how long the process took, and at what price. This analysis covers 91 filings (92.9% of all 98 filings) where parcel-level tracking is available.
Time from filing to sale
How quickly do distressed properties sell after a court filing is recorded? This distribution shows where post-filing sales cluster.
| Timeframe | Sales | Share | |
|---|---|---|---|
| Under 30 days | 1 | 25.0% | |
| 31–90 days | 2 | 50.0% | |
| 91–180 days | 1 | 25.0% | |
| 181–365 days | 0 | 0.0% | |
| Over 1 year | 0 | 0.0% |
Sale rates by filing type
Not all distress types lead to property sales at the same rate. Foreclosures tend to result in eventual sales more often than probate or divorce filings.
| Filing type | Tracked | Sold | Sale rate |
|---|---|---|---|
| Inherited Property | 27 | 2 | 7.4% |
| High Urgency Pre-Foreclosure | 46 | 2 | 4.3% |
| Tired Landlord | 8 | 0 | 0.0% |
How sales relate to the filing
Not every post-filing sale is caused by the court case. We classify each sale's relationship to the original filing so investors can focus on the highest-signal outcomes. 25.0% of confirmed sales were directly driven by the filing.
| Attribution | Meaning | Sales | Share |
|---|---|---|---|
| Concurrent | Sale recorded around the same time as the filing — likely related but not proven causal | 2 | 50.0% |
| Pre-existing | Property was already in a sales process before the court filing was recorded | 1 | 25.0% |
| Filing-driven | Sale occurred as a direct result of the court filing (e.g., foreclosure auction, probate liquidation) | 1 | 25.0% |
Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 91 of 98 filings (92.9% parcel coverage). Timing based on 4 sales with valid filing and sale dates.
FEMA flood zone exposure
Are distressed properties concentrated in flood-prone areas? By checking each property's coordinates against FEMA's National Flood Hazard Layer, we identify which filings fall in Special Flood Hazard Areas (mandatory flood insurance zones). This analysis covers 91 properties with geocoded locations.
| Zone | Properties | Share |
|---|---|---|
| X | 89 | 97.8% |
| AE | 2 | 2.2% |
Source: FEMA National Flood Hazard Layer (NFHL), queried by property coordinates. Zones A/AE/AH/AO/V/VE are Special Flood Hazard Areas (1% annual flood chance, mandatory flood insurance). Zone X is minimal risk. 91 properties checked.
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 |
|---|---|---|---|
| High Urgency Pre Foreclosure | 27 | 27.6% | -- |
| Pre-Foreclosure | 25 | 25.5% | -- |
| Inherited Property | 16 | 16.3% | +28.6% |
| Pre-Probate | 11 | 11.2% | -- |
| Tired Landlord | 7 | 7.1% | -- |
Trend = recent 2-3 month volume vs prior 2-3 months (current partial month excluded). Positive = accelerating; negative = cooling.
Lender concentration analysis
Foreclosure activity is spread across many lenders, suggesting diverse distress sources rather than a single institutional wave.
| Lender / Plaintiff | Filings | Share |
|---|---|---|
| TRUIST BANK | 2 | 6.9% |
| CITIZENS BANK NA | 2 | 6.9% |
| ORRSTOWN BANK | 2 | 6.9% |
| FREEDOM MORTGAGE CORPORATION | 2 | 6.9% |
| COMPUTERSHARE DELAWARE TRUST COMPANY | 2 | 6.9% |
HHI (Herfindahl-Hirschman Index): <1500 = competitive, 1500-2500 = moderate concentration, >2500 = highly concentrated. Based on 29 foreclosure filings with identified plaintiffs.
Seasonal filing patterns
Court filings peak in Apr and are lowest in Dec. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Mar | 3 | 8% |
| Apr | 39 | 100% |
| May | 37 | 95% |
| Jun | 14 | 36% |
| Dec | 1 | 3% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Apr).
ZIP code distress hotspots
Distress shows moderate geographic concentration — the top 5 ZIP codes represent 57.1% of filings.
| ZIP | Area | Filings | Share | Median value |
|---|---|---|---|---|
| 17050 | Silver Spring Township | 15 | 15.3% | $269,178 |
| 17011 | Camp Hill | 12 | 12.2% | $212,304 |
| 17055 | Mechanicsburg | 11 | 11.2% | $215,160 |
| 17013 | Carlisle | 10 | 10.2% | $231,850 |
| 17015 | Carlisle | 8 | 8.2% | $333,016 |
| 17241 | Newville | 5 | 5.1% | $136,300 |
| 17025 | Enola | 5 | 5.1% | $238,200 |
| 17257 | Shippensburg Township | 5 | 5.1% | $319,967 |
| 17007 | Boiling Springs | 4 | 4.1% | $648,176 |
| 17043 | Wormleysburg Boro | 3 | 3.1% | $210,944 |
Top 10 of 14 ZIP codes with filings.
Non-resident owner analysis
Most filings (89%) involve owner-occupied properties. The relatively low absentee rate suggests distress is primarily hitting homeowners, not institutional investors.
| Case type | Total filings | Non-resident % |
|---|---|---|
| High Urgency Pre Foreclosure | 27 | 0.0% |
| Pre-Foreclosure | 25 | 8.0% |
| Inherited Property | 16 | 0.0% |
| Pre-Probate | 11 | 81.8% |
| Tired Landlord | 7 | 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.
Distress composition and shifts
High Urgency Pre Foreclosure share is rising. Pre-Foreclosure 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 |
|---|---|---|---|
| High Urgency Pre Foreclosure | 31.4% | 16.3% | +15.1pp (rising) |
| Pre-Foreclosure | 19.6% | 34.9% | -15.3pp (falling) |
| Inherited Property | 17.6% | 16.3% | +1.3pp |
| Pre-Probate | 13.7% | 9.3% | +4.4pp |
| Tired Landlord | 7.8% | 7.0% | +0.8pp |
| Partition | 3.9% | 0.0% | +3.9pp |
| Title Clearance Play | 3.9% | 4.7% | -0.8pp |
| Tax Distress | 2.0% | 0.0% | +2.0pp |
| Forced Liquidation | 0.0% | 2.3% | -2.3pp |
| Distressed Heir | 0.0% | 2.3% | -2.3pp |
| Quiet Title | 0.0% | 2.3% | -2.3pp |
| Stalled Project | 0.0% | 4.7% | -4.7pp |
Distress diversity score: 2.58 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.
Case Outcomes & Resolution Timeline
10.7% of tracked cases have reached a resolution, with a median time of 28 days from filing to resolution. The most common resolution is settled / agreed resolution (3 cases, 38% of resolved).
| Resolution Type | Median Days | Cases |
|---|---|---|
| Settlement | 22 | 3 |
Detailed disposition breakdown
| Disposition | Count | % of Resolved |
|---|---|---|
| Settlement | 3 | 37.5% |
| Sheriff Sale | 2 | 25.0% |
| Voluntary Discontinuance | 2 | 25.0% |
| Final Judgment | 1 | 12.5% |
Outcomes by Case Type
| Case Type | Cases | Resolved | Resolution Rate | Median Days |
|---|---|---|---|---|
| High Urgency Pre-Foreclosure | 41 | 5 | 12.2% | 43 |
| Inherited Property | 16 | 0 | 0.0% | — |
| Tired Landlord | 8 | 1 | 12.5% | — |
Based on 75 court filings with docket event tracking. Based on a moderate sample; directionally reliable. Outcomes derived from docket entries (judgments, dismissals, sheriff sales, and settlement agreements). 67 cases are still active or pending resolution.
Property Value Profile
The median assessed value of properties in court filings is $225,900. Pre-Probate filings involve the highest-value properties (median $491,815), while Inherited Property filings trend lower (median $161,100). The largest segment (54.1%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 2 | 2.4% |
| $100K - $250K | 46 | 54.1% |
| $250K - $500K | 28 | 32.9% |
| $500K - $1M | 7 | 8.2% |
| Over $1M | 2 | 2.4% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Pre-Foreclosure | $318,813 | $343,457 | 24 |
| High Urgency Pre Foreclosure | $197,900 | $253,727 | 22 |
| Inherited Property | $161,100 | $184,694 | 16 |
| Tired Landlord | $186,300 | $193,214 | 7 |
| Pre-Probate | $491,815 | $662,419 | 6 |
Based on county assessor records for 85 properties with court filings (86.7% of total filings). Values are tax-assessed amounts, not market listing prices.
Investment Opportunity Score by ZIP Code
Across 10 ZIP codes with sufficient court filing data, ZIP 17050 (Mechanicsburg) ranks highest with an investment opportunity score of 65/100, driven by high filing volume (15 cases). 5 of 10 scored ZIPs are above the average score of 42.
| Rank | ZIP Code | Area | Score | Filings | Avg Value | Absentee % |
|---|---|---|---|---|---|---|
| #1 | 17050 | Mechanicsburg |
65
|
15 | — | 0% |
| #2 | 17055 | Mechanicsburg |
58
|
11 | — | 0% |
| #3 | 17011 | Camp Hill |
56
|
12 | — | 0% |
| #4 | 17015 | South Middleton Township |
55
|
8 | — | 0% |
| #5 | 17013 | Carlisle |
45
|
10 | — | 0% |
| #6 | 17241 | Newville |
31
|
5 | — | 0% |
| #7 | 17025 | Enola |
31
|
5 | — | 0% |
| #8 | 17257 | Shippensburg |
31
|
5 | — | 0% |
| #9 | 17007 | South Middleton Township |
28
|
4 | — | 0% |
| #10 | 17043 | Lemoyne |
25
|
3 | — | 0% |
How the score is calculated
The Investment Opportunity Score combines four dimensions from verified court filing data:
- Filing volume (35%): More filings = more potential deals in the area
- Property value (25%): Higher assessed values = larger potential deal sizes
- Absentee owner rate (25%): Absentee owners are more likely to sell at a discount
- Case type diversity (15%): Multiple case types = broader opportunity set
Each dimension is normalized to a 0–100 scale across all scored ZIPs, then weighted and combined. A score of 100 means that ZIP ranks highest across all dimensions. Scores should be compared within the same county or state, not across different markets.
Based on 98 court filings across 10 ZIP codes. ZIPs with fewer than 3 filings are excluded. Property values from county assessor records. Absentee status from property ownership verification.
Distress Capital Analysis
$33,912,976 in assessed property value is currently tied up in 85 court-filed properties. Pre-Foreclosure filings represent the largest capital pool ($8,242,974 across 24 properties).
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Pre-Foreclosure | $8,242,974 | 24 | $343,457 | 57.1% |
| High Urgency Pre Foreclosure | $5,582,000 | 22 | $253,727 | -- |
| Pre-Probate | $3,974,514 | 6 | $662,419 | -- |
| Inherited Property | $2,955,100 | 16 | $184,694 | -- |
| Tired Landlord | $1,352,500 | 7 | $193,214 | -- |
| Title Clearance Play | $407,100 | 3 | $135,700 | -- |
Based on 85 properties with assessor valuations (86.7% of 98 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Property Type Distribution
100.0% of distressed properties are classified as Agricultural.
| Property type | Count | Share | Distribution |
|---|---|---|---|
| Agricultural | 59 | 100.0% |
Property type by case type
| Case type | Dominant property type | Share | Properties |
|---|---|---|---|
| High Urgency Pre Foreclosure | Agricultural | 100.0% | 32 |
| Inherited Property | Agricultural | 100.0% | 19 |
Property classifications from county assessor records for 59 properties (60.2% of total filings). Categories normalized from assessor codes.
Case Aging & Stall Analysis
0 cases (0.0%) have been active for over a year without resolution. 14 filings in the last <30 days represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| <30 days | 14 | 0 | 14 | 0.0% |
| 30-90 days | 67 | 4 | 63 | 6.0% |
| 3-6 months | 16 | 4 | 12 | 25.0% |
| 6-12 months | 1 | 0 | 1 | 0.0% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| High Urgency Pre Foreclosure | 51 | 5 | 9.8% | 35d |
| Inherited Property | 27 | 0 | 0.0% | — |
Case aging computed from filing date to present for unresolved cases. Resolution classified from court docket entries (judgments, settlements, dismissals, sheriff sales). Cases with a resolution event are removed from the stall count.
Property Age & Distress Profile
90 filings (91.8% of scope) have year-built data. Pre-1960 properties are most common (33%).
| Construction era | Filings | Share | Avg value | Median days |
|---|---|---|---|---|
| Pre-1960 | 30 | 33.3% | $481,390 | 28d |
| 1960–1979 | 19 | 21.1% | $188,468 | — |
| 1980–1999 | 18 | 20.0% | $202,589 | — |
| 2000+ | 23 | 25.6% | $370,739 | — |
Value trend: 2000+ properties average $370,739 — 0.77x the value of Pre-1960 stock ($481,390).
Top case types by construction era
Construction year sourced from county tax assessor records. Value is assessed value from the most recent available tax assessment. Resolution timing based on court docket events.
Municipality filing concentration in Cumberland County
Court filings in Cumberland County span 25 municipalities. Hampden Township leads with 11 filings (14.1% of total), predominantly High Urgency Pre Foreclosure (54.5%). Filings show moderate geographic spread — the top 3 municipalities account for 35% of filings.
| Municipality | Filings | Share | Top case type |
|---|---|---|---|
| Hampden Township | 11 | 14.1% | High Urgency Pre Foreclosure (54.5%) |
| Silver Spring Township | 9 | 11.5% | High Urgency Pre Foreclosure (44.4%) |
| Lower Allen Township | 7 | 9.0% | High Urgency Pre Foreclosure (57.1%) |
| South Middleton Township | 6 | 7.7% | Inherited Property (66.7%) |
| Penn Township | 5 | 6.4% | High Urgency Pre Foreclosure (100.0%) |
| Camp Hill Borough | 4 | 5.1% | High Urgency Pre Foreclosure (50.0%) |
| North Middleton Township | 4 | 5.1% | High Urgency Pre Foreclosure (100.0%) |
| Upper Allen Township | 4 | 5.1% | High Urgency Pre Foreclosure (100.0%) |
| East Pennsboro Township | 4 | 5.1% | High Urgency Pre Foreclosure (75.0%) |
| Mechanicsburg 2Nd Wrd | 3 | 3.8% | High Urgency Pre Foreclosure (66.7%) |
| West Pennsboro Township | 3 | 3.8% | Inherited Property (66.7%) |
| Carlisle Borough 3Rd Wrd | 3 | 3.8% | Inherited Property (66.7%) |
| Southampton Township | 2 | 2.6% | High Urgency Pre Foreclosure (50.0%) |
| Hopewell Township | 2 | 2.6% | Tired Landlord (50.0%) |
| New Cumberland 1St Wd | 1 | 1.3% | Inherited Property (100.0%) |
Top 15 of 25 municipalities with court filings. Data from 78 filings (80% of total). Municipality names from county assessor records.
Property Value Distribution
The median property value in distressed filings is $186,400, with the largest concentration (32.6%) in the $150K–$200K range. High Urgency Pre Foreclosure filings have the highest median value ($187,300) while Inherited Property filings are lowest ($166,100).
| Price range | Count | Share | Distribution |
|---|---|---|---|
| Under $50K | 1 | 1.1% | |
| $50K–$100K | 3 | 3.3% | |
| $100K–$150K | 21 | 22.8% | |
| $150K–$200K | 30 | 32.6% | |
| $200K–$300K | 18 | 19.6% | |
| $300K–$500K | 14 | 15.2% | |
| $500K+ | 5 | 5.4% |
Value by case type
| Case type | Median value | Average value | Properties |
|---|---|---|---|
| High Urgency Pre Foreclosure | $187,300 | $239,465 | 46 |
| Inherited Property | $166,100 | $220,666 | 27 |
Assessed property values from county assessor records for 92 properties (93.9% of total filings). Values reflect tax-assessed amounts, not market price.
Ownership Duration Before Filing
The median ownership duration before a court filing is 13.0 years, with 60.9% of owners holding the property 10+ years (a strong equity signal for investors). Inherited Property cases show the longest tenure (22.9 yr median) vs. High Urgency Pre Foreclosure (12.3 yr).
| Ownership period | Count | Share | Distribution |
|---|---|---|---|
| Under 2 years | 8 | 9.2% | |
| 2–5 years | 13 | 14.9% | |
| 5–10 years | 13 | 14.9% | |
| 10–20 years | 26 | 29.9% | |
| 20+ years | 27 | 31.0% |
Tenure by case type
| Case type | Median tenure | Average tenure | Properties |
|---|---|---|---|
| High Urgency Pre Foreclosure | 12.3 yr | 12.3 yr | 45 |
| Inherited Property | 22.9 yr | 22.1 yr | 25 |
Duration calculated from last recorded property sale to court filing date for 87 properties (88.8% of total filings). Longer ownership often correlates with higher equity.
Land vs improvement value composition
Across 84 properties with assessed value breakdowns, the median land share is 24.6% (median land value $45,150, median improvement value $137,850). 2 properties (2.4%) are land-dominant (50%+ land value) — potential teardown or vacant-lot targets. High Urgency Pre Foreclosure cases skew most land-heavy (median 25.1%) while Inherited Property skews most improvement-heavy (24.3%).
Land share distribution
| Land share bracket | Properties | % of total |
|---|---|---|
| Under 10% | 1 | 1.2% |
| 10–20% | 18 | 21.4% |
| 20–30% | 47 | 56.0% |
| 30–50% | 16 | 19.0% |
| 50–70% | 2 | 2.4% |
Land share by case type
| Case type | Filings | Median land % |
|---|---|---|
| High Urgency Pre Foreclosure | 42 | 25.1% |
| Inherited Property | 25 | 24.3% |
Analysis of 84 properties (85.7% of filings) with assessed land and improvement value breakdowns.
Prior sale value trajectory
Across 84 properties with purchase and assessed value data, the median value change since purchase is +4.3%. 36 properties (42.9%) are underwater (current assessed value below purchase price). Short-hold owners (<5 yr) show a median -26.6% value change vs +65.3% for long-hold (10+ yr). High Urgency Pre Foreclosure cases have the highest underwater rate (50.0%) while Inherited Property has the lowest (18.5%).
Value change distribution
| Value change bracket | Properties | % of total |
|---|---|---|
| 20–50% loss | 15 | 17.9% |
| 0–20% loss | 21 | 25.0% |
| 0–20% gain | 11 | 13.1% |
| 20–50% gain | 3 | 3.6% |
| 50–100% gain | 8 | 9.5% |
| 100%+ gain | 26 | 31.0% |
Holding period vs value change
(21 properties)
(47 properties)
Value trajectory by case type
| Case type | Filings | Median change | Underwater |
|---|---|---|---|
| High Urgency Pre Foreclosure | 44 | -0.9% | 50.0% |
| Inherited Property | 27 | +60.3% | 18.5% |
Analysis of 84 properties (85.7% of filings) with both prior sale price and current assessed value data.
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 Cumberland 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 (85% 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 2026-07-12 from the live database. Numbers reflect the dataset at that moment.
Top cities for filings within Cumberland County
Where filings concentrate inside Cumberland County, by parsed property city or township.
| City / Township | Filings | Share (of city-parsed filings) |
|---|---|---|
| Mechanicsburg | 14 | 16.7% |
| Carlisle | 14 | 16.7% |
| Camp Hill | 8 | 9.5% |
| Hampden Township | 5 | 6.0% |
| Newville | 4 | 4.8% |
Share is computed against filings with a parsed property city (not against total Cumberland County filings — addresses missing the city portion are excluded from the denominator). Top 5 shown; smaller cities aggregate into the long tail.
Related Pennsylvania guides
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Cite: Keystone Court Data, "Cumberland County Pennsylvania Court Filings Intelligence," 2026-07-12, https://keystonecourtdata.com/reports/cumberland-pa-court-filings-intelligence · Download data (CSV)