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 2026-06-20. See methodology.
- 27.5% 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 7.1% at HUD Fair Market Rent — $17,916/year (2BR FMR × 12) on the $252,045 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 31.8% of filings are 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
At a glance
88 verified property-related court filings tracked across 5 months (Dec 2025 to Jun 2026).
20 typical monthly filing volume.
#3 of 18 Pennsylvania counties Keystone covers, ranked by total filing volume.
12% of filings involve owners whose mailing address differs from the property address (11 of 88 filings).
$252,045 median estimated property value across the 68 filings with property-enrichment data (77% coverage).
3.7% Pennsylvania unemployment rate (BLS, as of 2026-04). Filings should be read against the local-economy backdrop.
Filing type breakdown
| Filing type | Filings | Share | |
|---|---|---|---|
| Pre-Foreclosure | 42 | 47.7% | |
| Other | 32 | 36.4% | |
| Pre-Probate | 11 | 12.5% | |
| Quiet Title | 1 | 1.1% | |
| Estate | 1 | 1.1% | |
| Partition | 1 | 1.1% |
Each row is a distinct case verified for current owner-of-record before inclusion.
Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Dec 2025 | 1 | ||
| Mar 2026 | 3 | +2 | |
| Apr 2026 | 39 | +36 | |
| May 2026 | 37 | -2 | |
| Jun 2026 | 8 | -29 |
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 76.1% of all tracked filings, showing where distressed real estate activity clusters.
| ZIP | City | Filings | Share | |
|---|---|---|---|---|
| 17050 | Hampden Township | 13 | 14.8% | |
| 17011 | Lower Allen Township | 11 | 12.5% | |
| 17055 | Upper Allen Township | 9 | 10.2% | |
| 17015 | Carlisle | 8 | 9.1% | |
| 17013 | South Middleton Township | 7 | 8.0% | |
| 17241 | Newville | 4 | 4.5% | |
| 17025 | East Pennsboro Township | 4 | 4.5% | |
| 17257 | Shippensburg | 4 | 4.5% | |
| 17007 | Boiling Springs | 4 | 4.5% | |
| 17043 | Wormleysburg Boro | 3 | 3.4% |
Based on filings with a parseable property address (81% of Cumberland County filings).
Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 1 | 1.5% | |
| $75k - $150k | 11 | 16.2% | |
| $150k - $250k | 22 | 32.4% | |
| $250k - $400k | 20 | 29.4% | |
| $400k+ | 14 | 20.6% |
Source: third-party property enrichment (77% coverage on Cumberland County filings). Median $252,045; mean $312,480.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 4 | 4.5% | |
| Mon | 10 | 11.4% | |
| Tue | 21 | 23.9% | |
| Wed | 10 | 11.4% | |
| Thu | 23 | 26.1% | |
| Fri | 16 | 18.2% | |
| Sat | 4 | 4.5% |
Filings show some weekend activity, suggesting after-hours electronic filing. Computed for 88 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) | $90,680 |
| Median home value | $275,367 |
| Owner-occupancy rate | 72.8% |
| Renter share of households | 27.2% |
| Median gross rent | $1,202/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 |
|---|---|
| CITIZENS BANK NA | 2 |
| TRUIST BANK | 2 |
| AMERICHOICE FEDERAL CREDIT UNION | 1 |
| BELCO COMMUNITY CREDIT UNION | 1 |
| COMPUTERSHARE DELAWARE TRUST COMPANY | 1 |
| CROSSCOUNTRY MORTGAGE LLC | 1 |
| FREEDOM MORTGAGE CORPORATION | 1 |
| LAKEVIEW LOAN SERVICING LLC | 1 |
| MEMBERS 1ST FEDERAL CREDIT UNION | 1 |
| MORTGAGE RESEARCH CENTER LLC | 1 |
Source: plaintiff names extracted from Cumberland County foreclosure complaint text. Court records are public information.
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 |
|---|---|---|---|
| Pre-Foreclosure | 28 | 31.8% | -- |
| Inherited Property | 16 | 18.2% | -- |
| High Urgency Pre Foreclosure | 14 | 15.9% | -- |
| Pre-Probate | 11 | 12.5% | -- |
| Tired Landlord | 7 | 8.0% | -- |
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 |
|---|---|---|
| CITIZENS BANK NA | 2 | 10.0% |
| TRUIST BANK | 2 | 10.0% |
| AMERICHOICE FEDERAL CREDIT UNION | 1 | 5.0% |
| BELCO COMMUNITY CREDIT UNION | 1 | 5.0% |
| COMPUTERSHARE DELAWARE TRUST COMPANY | 1 | 5.0% |
HHI (Herfindahl-Hirschman Index): <1500 = competitive, 1500-2500 = moderate concentration, >2500 = highly concentrated. Based on 20 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% |
| 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 54.6% of filings.
| ZIP | Area | Filings | Share | Median value |
|---|---|---|---|---|
| 17050 | Hampden Township | 13 | 14.8% | $305,955 |
| 17011 | Lower Allen Township | 11 | 12.5% | $212,304 |
| 17055 | Upper Allen Township | 9 | 10.2% | $215,160 |
| 17015 | Carlisle | 8 | 9.1% | $333,016 |
| 17013 | South Middleton Township | 7 | 8.0% | $277,844 |
| 17241 | Newville | 4 | 4.5% | $199,339 |
| 17025 | East Pennsboro Township | 4 | 4.5% | $238,200 |
| 17257 | Shippensburg | 4 | 4.5% | $357,806 |
| 17007 | Boiling Springs | 4 | 4.5% | $648,176 |
| 17043 | Wormleysburg Boro | 3 | 3.4% | $210,944 |
Top 10 of 12 ZIP codes with filings.
Non-resident owner analysis
Most filings (88%) involve owner-occupied properties. The relatively low absentee rate suggests distress is primarily hitting homeowners, not institutional investors.
| Case type | Total filings | Non-resident % |
|---|---|---|
| Pre-Foreclosure | 28 | 7.1% |
| Inherited Property | 16 | 0.0% |
| High Urgency Pre Foreclosure | 14 | 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.
Property Value Profile
The median assessed value of properties in court filings is $257,700. Pre-Probate filings involve the highest-value properties (median $491,815), while Inherited Property filings trend lower (median $161,100). The largest segment (48.5%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 1 | 1.5% |
| $100K - $250K | 33 | 48.5% |
| $250K - $500K | 26 | 38.2% |
| $500K - $1M | 7 | 10.3% |
| Over $1M | 1 | 1.5% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Pre-Foreclosure | $292,224 | $329,888 | 27 |
| Inherited Property | $161,100 | $184,694 | 16 |
| High Urgency Pre Foreclosure | $232,400 | $298,083 | 12 |
| Pre-Probate | $491,815 | $662,419 | 6 |
Based on county assessor records for 68 properties with court filings (77.3% 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 68/100, driven by high filing volume (13 cases). 4 of 10 scored ZIPs are above the average score of 44.
| Rank | ZIP Code | Area | Score | Filings | Avg Value | Absentee % |
|---|---|---|---|---|---|---|
| #1 | 17050 | Mechanicsburg |
68
|
13 | — | 0% |
| #2 | 17011 | Camp Hill |
60
|
11 | — | 0% |
| #3 | 17015 | South Middleton Township |
58
|
8 | — | 0% |
| #4 | 17055 | Mechanicsburg |
57
|
9 | — | 0% |
| #5 | 17013 | Carlisle |
43
|
7 | — | 0% |
| #6 | 17025 | Enola |
32
|
4 | — | 0% |
| #7 | 17007 | South Middleton Township |
32
|
4 | — | 0% |
| #8 | 17043 | Lemoyne |
29
|
3 | — | 0% |
| #9 | 17241 | Newville |
28
|
4 | — | 0% |
| #10 | 17257 | Shippensburg |
28
|
4 | — | 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 88 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
$21,248,673 in assessed property value is currently tied up in 68 court-filed properties. 50% of properties with equity data carry 20%+ equity, signaling owners with real financial stakes in resolution. Pre-Foreclosure filings represent the largest capital pool ($8,906,971 across 27 properties). 5 high-equity distressed properties ($1,603,242 total) represent the highest-value investor targets.
Equity Position of Distressed Properties
Median equity position: 28.4% · Based on 10 properties with equity data
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Pre-Foreclosure | $8,906,971 | 27 | $329,888 | 55.6% |
| Pre-Probate | $3,974,514 | 6 | $662,419 | -- |
| High Urgency Pre Foreclosure | $3,577,000 | 12 | $298,083 | -- |
| Inherited Property | $2,955,100 | 16 | $184,694 | -- |
| Tired Landlord | $554,000 | 3 | $184,667 | -- |
Based on 68 properties with assessor valuations (77.3% of 88 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
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 (77% 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 2026-06-20 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 | 12 | 16.9% |
| Carlisle | 11 | 15.5% |
| Camp Hill | 7 | 9.9% |
| Hampden Township | 5 | 7.0% |
| South Middleton Township | 4 | 5.6% |
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.
Get the underlying Cumberland County filings
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Cite: Keystone Court Data, "Cumberland County Pennsylvania Court Filings Intelligence," 2026-06-20, https://keystonecourtdata.com/reports/cumberland-pa-court-filings-intelligence · Download data (CSV)