Lancaster County, Pennsylvania Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Lancaster County court dockets. Updated 2026-08-03. See methodology.
- Filing volume holding steady (-4.0%) — last 3 complete months (2785 filings) vs prior 3 complete months (2901 filings). Excludes the current calendar month (in progress).
- Max gross cap rate 7.4% at HUD Fair Market Rent — $18,312/year (2BR FMR × 12) on the $246,343 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
- 25.9% of filings are Criminal Judgment — the dominant lead category in Lancaster County during the observed window.
About Lancaster County
Lancaster County, sometimes nicknamed the Garden Spot of America or Pennsylvania Dutch Country, is a county in the Commonwealth of Pennsylvania, United States.
Source: Wikipedia
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76721 property-related court filings tracked across 389 months (Aug 1987 to Jul 2026).
196 typical monthly filing volume.
0% of filings involve owners whose mailing address differs from the property address (3 of 76721 filings).
$246,343 median estimated property value across the 8516 filings with property-enrichment data (11% 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 | 66321 | 86.4% | |
| Divorce | 8190 | 10.7% | |
| Tax Lien | 1120 | 1.5% | |
| Foreclosure (Post-Filing) | 1032 | 1.3% | |
| Tax Sale | 56 | 0.1% | |
| Guardianship | 2 | 0.0% |
Each row is a distinct case as recorded on the county docket.
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Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Aug 1987 | 1 | ||
| Sep 1987 | 1 | 0 | |
| Nov 1987 | 1 | 0 | |
| Jan 1988 | 1 | 0 | |
| Oct 1988 | 1 | 0 | |
| Nov 1988 | 1 | 0 | |
| Mar 1989 | 1 | 0 | |
| May 1989 | 1 | 0 | |
| Jun 1989 | 2 | +1 | |
| Jul 1989 | 2 | 0 | |
| Sep 1989 | 1 | -1 | |
| Nov 1989 | 1 | 0 | |
| May 1990 | 2 | +1 | |
| Feb 1991 | 1 | -1 | |
| Mar 1991 | 1 | 0 | |
| Apr 1991 | 2 | +1 | |
| Jul 1991 | 1 | -1 | |
| Aug 1991 | 1 | 0 | |
| Sep 1991 | 2 | +1 | |
| Nov 1991 | 1 | -1 | |
| Feb 1992 | 3 | +2 | |
| Mar 1992 | 1 | -2 | |
| May 1992 | 1 | 0 | |
| Jun 1992 | 1 | 0 | |
| Jul 1992 | 1 | 0 | |
| Aug 1992 | 2 | +1 | |
| Jan 1993 | 1 | -1 | |
| Mar 1993 | 2 | +1 | |
| Apr 1993 | 1 | -1 | |
| Jul 1993 | 2 | +1 | |
| Sep 1993 | 2 | 0 | |
| Oct 1993 | 3 | +1 | |
| Nov 1993 | 3 | 0 | |
| Dec 1993 | 3 | 0 | |
| Feb 1994 | 2 | -1 | |
| Mar 1994 | 2 | 0 | |
| Apr 1994 | 3 | +1 | |
| May 1994 | 2 | -1 | |
| Jun 1994 | 4 | +2 | |
| Jul 1994 | 2 | -2 | |
| Aug 1994 | 3 | +1 | |
| Sep 1994 | 7 | +4 | |
| Oct 1994 | 1 | -6 | |
| Nov 1994 | 2 | +1 | |
| Dec 1994 | 1 | -1 | |
| Jan 1995 | 6 | +5 | |
| Mar 1995 | 3 | -3 | |
| Apr 1995 | 4 | +1 | |
| May 1995 | 6 | +2 | |
| Jun 1995 | 10 | +4 | |
| Jul 1995 | 2 | -8 | |
| Aug 1995 | 5 | +3 | |
| Sep 1995 | 2 | -3 | |
| Oct 1995 | 3 | +1 | |
| Nov 1995 | 3 | 0 | |
| Dec 1995 | 5 | +2 | |
| Jan 1996 | 4 | -1 | |
| Feb 1996 | 2 | -2 | |
| Mar 1996 | 2 | 0 | |
| Apr 1996 | 2 | 0 | |
| May 1996 | 1 | -1 | |
| Jun 1996 | 4 | +3 | |
| Jul 1996 | 3 | -1 | |
| Aug 1996 | 5 | +2 | |
| Sep 1996 | 3 | -2 | |
| Oct 1996 | 5 | +2 | |
| Nov 1996 | 2 | -3 | |
| Dec 1996 | 4 | +2 | |
| Jan 1997 | 1 | -3 | |
| Feb 1997 | 3 | +2 | |
| Mar 1997 | 1 | -2 | |
| Apr 1997 | 3 | +2 | |
| May 1997 | 1 | -2 | |
| Aug 1997 | 1 | 0 | |
| Sep 1997 | 1 | 0 | |
| Oct 1997 | 1 | 0 | |
| Feb 1998 | 1 | 0 | |
| Mar 1998 | 2 | +1 | |
| Jun 1998 | 1 | -1 | |
| Jul 1998 | 2 | +1 | |
| Aug 1998 | 1 | -1 | |
| Nov 1998 | 1 | 0 | |
| Dec 1998 | 1 | 0 | |
| Jan 1999 | 1 | 0 | |
| Mar 1999 | 1 | 0 | |
| Apr 1999 | 2 | +1 | |
| May 1999 | 3 | +1 | |
| Jun 1999 | 2 | -1 | |
| Jul 1999 | 3 | +1 | |
| Aug 1999 | 1 | -2 | |
| Oct 1999 | 2 | +1 | |
| Nov 1999 | 2 | 0 | |
| Apr 2000 | 2 | 0 | |
| Jun 2000 | 1 | -1 | |
| Sep 2000 | 1 | 0 | |
| Dec 2000 | 1 | 0 | |
| Feb 2001 | 3 | +2 | |
| Apr 2001 | 1 | -2 | |
| Jun 2001 | 1 | 0 | |
| Jul 2001 | 2 | +1 | |
| Sep 2001 | 2 | 0 | |
| Oct 2001 | 1 | -1 | |
| Dec 2001 | 2 | +1 | |
| Jan 2002 | 1 | -1 | |
| Jun 2002 | 3 | +2 | |
| Jul 2002 | 2 | -1 | |
| Aug 2002 | 3 | +1 | |
| Sep 2002 | 1 | -2 | |
| Oct 2002 | 1 | 0 | |
| Nov 2002 | 2 | +1 | |
| Dec 2002 | 1 | -1 | |
| Feb 2003 | 1 | 0 | |
| Mar 2003 | 1 | 0 | |
| Apr 2003 | 1 | 0 | |
| May 2003 | 1 | 0 | |
| Jul 2003 | 3 | +2 | |
| Sep 2003 | 1 | -2 | |
| Nov 2003 | 1 | 0 | |
| Dec 2003 | 2 | +1 | |
| Jan 2004 | 1 | -1 | |
| Feb 2004 | 1 | 0 | |
| Mar 2004 | 1 | 0 | |
| Apr 2004 | 1 | 0 | |
| May 2004 | 4 | +3 | |
| Jun 2004 | 1 | -3 | |
| Jul 2004 | 6 | +5 | |
| Aug 2004 | 3 | -3 | |
| Sep 2004 | 5 | +2 | |
| Oct 2004 | 5 | 0 | |
| Nov 2004 | 4 | -1 | |
| Dec 2004 | 3 | -1 | |
| Jan 2005 | 1 | -2 | |
| Feb 2005 | 3 | +2 | |
| Apr 2005 | 3 | 0 | |
| May 2005 | 3 | 0 | |
| Jun 2005 | 4 | +1 | |
| Jul 2005 | 3 | -1 | |
| Aug 2005 | 6 | +3 | |
| Sep 2005 | 2 | -4 | |
| Oct 2005 | 8 | +6 | |
| Nov 2005 | 5 | -3 | |
| Dec 2005 | 8 | +3 | |
| Jan 2006 | 7 | -1 | |
| Feb 2006 | 4 | -3 | |
| Mar 2006 | 9 | +5 | |
| Apr 2006 | 10 | +1 | |
| May 2006 | 5 | -5 | |
| Jun 2006 | 5 | 0 | |
| Jul 2006 | 5 | 0 | |
| Aug 2006 | 7 | +2 | |
| Sep 2006 | 7 | 0 | |
| Oct 2006 | 10 | +3 | |
| Nov 2006 | 4 | -6 | |
| Dec 2006 | 6 | +2 | |
| Jan 2007 | 2 | -4 | |
| Feb 2007 | 3 | +1 | |
| Mar 2007 | 8 | +5 | |
| Apr 2007 | 3 | -5 | |
| May 2007 | 5 | +2 | |
| Jun 2007 | 5 | 0 | |
| Jul 2007 | 5 | 0 | |
| Aug 2007 | 7 | +2 | |
| Sep 2007 | 1 | -6 | |
| Oct 2007 | 8 | +7 | |
| Nov 2007 | 3 | -5 | |
| Dec 2007 | 5 | +2 | |
| Jan 2008 | 6 | +1 | |
| Feb 2008 | 9 | +3 | |
| Mar 2008 | 7 | -2 | |
| Apr 2008 | 11 | +4 | |
| May 2008 | 7 | -4 | |
| Jun 2008 | 4 | -3 | |
| Jul 2008 | 6 | +2 | |
| Aug 2008 | 10 | +4 | |
| Sep 2008 | 3 | -7 | |
| Oct 2008 | 10 | +7 | |
| Nov 2008 | 5 | -5 | |
| Dec 2008 | 9 | +4 | |
| Jan 2009 | 3 | -6 | |
| Feb 2009 | 4 | +1 | |
| Mar 2009 | 9 | +5 | |
| Apr 2009 | 9 | 0 | |
| May 2009 | 8 | -1 | |
| Jun 2009 | 7 | -1 | |
| Jul 2009 | 7 | 0 | |
| Aug 2009 | 8 | +1 | |
| Sep 2009 | 6 | -2 | |
| Oct 2009 | 5 | -1 | |
| Nov 2009 | 7 | +2 | |
| Dec 2009 | 5 | -2 | |
| Jan 2010 | 4 | -1 | |
| Feb 2010 | 8 | +4 | |
| Mar 2010 | 10 | +2 | |
| Apr 2010 | 5 | -5 | |
| May 2010 | 8 | +3 | |
| Jun 2010 | 16 | +8 | |
| Jul 2010 | 10 | -6 | |
| Aug 2010 | 8 | -2 | |
| Sep 2010 | 10 | +2 | |
| Oct 2010 | 7 | -3 | |
| Nov 2010 | 7 | 0 | |
| Dec 2010 | 8 | +1 | |
| Jan 2011 | 11 | +3 | |
| Feb 2011 | 11 | 0 | |
| Mar 2011 | 9 | -2 | |
| Apr 2011 | 6 | -3 | |
| May 2011 | 8 | +2 | |
| Jun 2011 | 12 | +4 | |
| Jul 2011 | 8 | -4 | |
| Aug 2011 | 6 | -2 | |
| Sep 2011 | 8 | +2 | |
| Oct 2011 | 16 | +8 | |
| Nov 2011 | 9 | -7 | |
| Dec 2011 | 6 | -3 | |
| Jan 2012 | 5 | -1 | |
| Feb 2012 | 9 | +4 | |
| Mar 2012 | 8 | -1 | |
| Apr 2012 | 10 | +2 | |
| May 2012 | 15 | +5 | |
| Jun 2012 | 11 | -4 | |
| Jul 2012 | 7 | -4 | |
| Aug 2012 | 10 | +3 | |
| Sep 2012 | 8 | -2 | |
| Oct 2012 | 17 | +9 | |
| Nov 2012 | 12 | -5 | |
| Dec 2012 | 8 | -4 | |
| Jan 2013 | 13 | +5 | |
| Feb 2013 | 10 | -3 | |
| Mar 2013 | 13 | +3 | |
| Apr 2013 | 12 | -1 | |
| May 2013 | 14 | +2 | |
| Jun 2013 | 6 | -8 | |
| Jul 2013 | 19 | +13 | |
| Aug 2013 | 8 | -11 | |
| Sep 2013 | 16 | +8 | |
| Oct 2013 | 17 | +1 | |
| Nov 2013 | 11 | -6 | |
| Dec 2013 | 17 | +6 | |
| Jan 2014 | 14 | -3 | |
| Feb 2014 | 13 | -1 | |
| Mar 2014 | 19 | +6 | |
| Apr 2014 | 21 | +2 | |
| May 2014 | 18 | -3 | |
| Jun 2014 | 20 | +2 | |
| Jul 2014 | 25 | +5 | |
| Aug 2014 | 8 | -17 | |
| Sep 2014 | 21 | +13 | |
| Oct 2014 | 17 | -4 | |
| Nov 2014 | 9 | -8 | |
| Dec 2014 | 17 | +8 | |
| Jan 2015 | 19 | +2 | |
| Feb 2015 | 14 | -5 | |
| Mar 2015 | 24 | +10 | |
| Apr 2015 | 17 | -7 | |
| May 2015 | 20 | +3 | |
| Jun 2015 | 18 | -2 | |
| Jul 2015 | 37 | +19 | |
| Aug 2015 | 22 | -15 | |
| Sep 2015 | 30 | +8 | |
| Oct 2015 | 23 | -7 | |
| Nov 2015 | 15 | -8 | |
| Dec 2015 | 11 | -4 | |
| Jan 2016 | 20 | +9 | |
| Feb 2016 | 34 | +14 | |
| Mar 2016 | 25 | -9 | |
| Apr 2016 | 25 | 0 | |
| May 2016 | 38 | +13 | |
| Jun 2016 | 27 | -11 | |
| Jul 2016 | 25 | -2 | |
| Aug 2016 | 30 | +5 | |
| Sep 2016 | 39 | +9 | |
| Oct 2016 | 33 | -6 | |
| Nov 2016 | 24 | -9 | |
| Dec 2016 | 34 | +10 | |
| Jan 2017 | 27 | -7 | |
| Feb 2017 | 32 | +5 | |
| Mar 2017 | 34 | +2 | |
| Apr 2017 | 37 | +3 | |
| May 2017 | 36 | -1 | |
| Jun 2017 | 36 | 0 | |
| Jul 2017 | 31 | -5 | |
| Aug 2017 | 25 | -6 | |
| Sep 2017 | 32 | +7 | |
| Oct 2017 | 42 | +10 | |
| Nov 2017 | 43 | +1 | |
| Dec 2017 | 34 | -9 | |
| Jan 2018 | 42 | +8 | |
| Feb 2018 | 26 | -16 | |
| Mar 2018 | 54 | +28 | |
| Apr 2018 | 58 | +4 | |
| May 2018 | 58 | 0 | |
| Jun 2018 | 66 | +8 | |
| Jul 2018 | 64 | -2 | |
| Aug 2018 | 73 | +9 | |
| Sep 2018 | 46 | -27 | |
| Oct 2018 | 60 | +14 | |
| Nov 2018 | 68 | +8 | |
| Dec 2018 | 47 | -21 | |
| Jan 2019 | 95 | +48 | |
| Feb 2019 | 76 | -19 | |
| Mar 2019 | 110 | +34 | |
| Apr 2019 | 103 | -7 | |
| May 2019 | 92 | -11 | |
| Jun 2019 | 88 | -4 | |
| Jul 2019 | 123 | +35 | |
| Aug 2019 | 155 | +32 | |
| Sep 2019 | 174 | +19 | |
| Oct 2019 | 219 | +45 | |
| Nov 2019 | 154 | -65 | |
| Dec 2019 | 146 | -8 | |
| Jan 2020 | 1713 | +1567 | |
| Feb 2020 | 1121 | -592 | |
| Mar 2020 | 882 | -239 | |
| Apr 2020 | 378 | -504 | |
| May 2020 | 377 | -1 | |
| Jun 2020 | 766 | +389 | |
| Jul 2020 | 910 | +144 | |
| Aug 2020 | 827 | -83 | |
| Sep 2020 | 877 | +50 | |
| Oct 2020 | 974 | +97 | |
| Nov 2020 | 730 | -244 | |
| Dec 2020 | 1031 | +301 | |
| Jan 2021 | 727 | -304 | |
| Feb 2021 | 691 | -36 | |
| Mar 2021 | 1121 | +430 | |
| Apr 2021 | 957 | -164 | |
| May 2021 | 923 | -34 | |
| Jun 2021 | 1093 | +170 | |
| Jul 2021 | 771 | -322 | |
| Aug 2021 | 1055 | +284 | |
| Sep 2021 | 816 | -239 | |
| Oct 2021 | 820 | +4 | |
| Nov 2021 | 756 | -64 | |
| Dec 2021 | 769 | +13 | |
| Jan 2022 | 795 | +26 | |
| Feb 2022 | 681 | -114 | |
| Mar 2022 | 919 | +238 | |
| Apr 2022 | 879 | -40 | |
| May 2022 | 934 | +55 | |
| Jun 2022 | 919 | -15 | |
| Jul 2022 | 703 | -216 | |
| Aug 2022 | 943 | +240 | |
| Sep 2022 | 969 | +26 | |
| Oct 2022 | 848 | -121 | |
| Nov 2022 | 887 | +39 | |
| Dec 2022 | 902 | +15 | |
| Jan 2023 | 898 | -4 | |
| Feb 2023 | 872 | -26 | |
| Mar 2023 | 933 | +61 | |
| Apr 2023 | 874 | -59 | |
| May 2023 | 906 | +32 | |
| Jun 2023 | 1202 | +296 | |
| Jul 2023 | 855 | -347 | |
| Aug 2023 | 1063 | +208 | |
| Sep 2023 | 767 | -296 | |
| Oct 2023 | 1144 | +377 | |
| Nov 2023 | 867 | -277 | |
| Dec 2023 | 783 | -84 | |
| Jan 2024 | 898 | +115 | |
| Feb 2024 | 858 | -40 | |
| Mar 2024 | 1088 | +230 | |
| Apr 2024 | 1040 | -48 | |
| May 2024 | 981 | -59 | |
| Jun 2024 | 756 | -225 | |
| Jul 2024 | 985 | +229 | |
| Aug 2024 | 883 | -102 | |
| Sep 2024 | 962 | +79 | |
| Oct 2024 | 965 | +3 | |
| Nov 2024 | 840 | -125 | |
| Dec 2024 | 1072 | +232 | |
| Jan 2025 | 790 | -282 | |
| Feb 2025 | 934 | +144 | |
| Mar 2025 | 1273 | +339 | |
| Apr 2025 | 1119 | -154 | |
| May 2025 | 1181 | +62 | |
| Jun 2025 | 858 | -323 | |
| Jul 2025 | 991 | +133 | |
| Aug 2025 | 976 | -15 | |
| Sep 2025 | 951 | -25 | |
| Oct 2025 | 950 | -1 | |
| Nov 2025 | 876 | -74 | |
| Dec 2025 | 963 | +87 | |
| Jan 2026 | 692 | -271 | |
| Feb 2026 | 881 | +189 | |
| Mar 2026 | 1119 | +238 | |
| Apr 2026 | 901 | -218 | |
| May 2026 | 960 | +59 | |
| Jun 2026 | 1025 | +65 | |
| Jul 2026 | 800 | -225 |
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 Lancaster 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 Lancaster County filings).
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Property value distribution
| Estimated value | Filings | Share | |
|---|---|---|---|
| Under $75k | 104 | 1.2% | |
| $75k - $150k | 899 | 10.6% | |
| $150k - $250k | 3368 | 39.5% | |
| $250k - $400k | 2819 | 33.1% | |
| $400k+ | 1326 | 15.6% |
Source: third-party property enrichment (11% coverage on Lancaster County filings). Median $246,343; mean $300,816.
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Get owner names, phone numbers, and property details for every new filing in Lancaster County. One subscriber per county.
Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 44 | 0.1% | |
| Mon | 19220 | 25.1% | |
| Tue | 18629 | 24.3% | |
| Wed | 14256 | 18.6% | |
| Thu | 12328 | 16.1% | |
| Fri | 12178 | 15.9% | |
| Sat | 66 | 0.1% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 76721 filings with a parseable date.
Housing stock + distress signals
Underlying housing stock and distress indicators across all 217863 Lancaster County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Lancaster County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 3.4% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 61.5% | 60.8% |
| Pre-1940 housing stock | 19.5% | 12.3% |
| Single-family detached share of housing stock | 55.3% | 61.2% |
| Residents age 65 or older | 19.2% | 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. Lancaster County sits within the Lancaster, PA. 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 | $1,102 |
| 1-bedroom | $1,220 |
| 2-bedroom | $1,526 |
| 3-bedroom | $1,980 |
| 4-bedroom | $2,020 |
Source: US Department of Housing and Urban Development, Fair Market Rents (None). 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 Lancaster 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) | 1,296 |
| Year-over-year change (2024 → 2025) | +9.5% |
| Single-family share of permits (2025) | 63.1% |
| Single-family units permitted | 818 |
| Multifamily units permitted (2+ units per building) | 478 |
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
Lancaster 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 |
|---|---|---|---|
| Criminal Judgment | 19892 | 25.9% | -31.2% |
| Civil: Contract | 7552 | 9.8% | -38.1% |
| Judgment Mdj | 7177 | 9.4% | +54.0% |
| Complaint In Divorce | 6045 | 7.9% | +20.0% |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | 5051 | 6.6% | -59.8% |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | 4591 | 6.0% | -79.4% |
| Civil: Tort | 3337 | 4.3% | -0.7% |
| Complaint Custody Conference | 2725 | 3.6% | +26.1% |
| Civil: Real Property | 2113 | 2.8% | -27.3% |
| Civil: Contract Credit Card Diversion Program | 1656 | 2.2% | +0.6% |
| Judgment Federal (Municipal, Federal, Commonwealth Or Certified Copy) | 1344 | 1.8% | +21.6% |
| Waiver Of Liens Or Stipulations | 1309 | 1.7% | -25.5% |
| Civil: Real Property Diversion Mortgage Foreclosure: Residential | 1032 | 1.3% | +10.7% |
| Civil: Miscellaneous | 1020 | 1.3% | -44.1% |
| Petition For Forfeiture | 906 | 1.2% | -12.0% |
| School Tax Lien | 883 | 1.2% | +22.2% |
| Trust Book | 732 | 1.0% | +666.7% |
| Civil: Appeals | 670 | 0.9% | -36.6% |
| Writ Scire Facias Sur Municipal Lien | 603 | 0.8% | +53.3% |
| Commonwealth Of Pa. Lien | 597 | 0.8% | +1060.0% |
| Complaint In Divorce 1 Count (No Custody) | 522 | 0.7% | -15.0% |
| Complaint In Divorce Self Help | 502 | 0.7% | +22.2% |
| Confession Of Judgment Money Only | 489 | 0.6% | -75.0% |
| Writ Of Revival | 445 | 0.6% | +157.1% |
| Change Of Name | 423 | 0.6% | -48.3% |
| Appeal Mdj | 396 | 0.5% | -50.8% |
| Civil: Professional Liability | 304 | 0.4% | +25.0% |
| Complaint Custody Stipulation | 303 | 0.4% | +0.0% |
| Foreign Judgment | 286 | 0.4% | +22.2% |
| Divorce Ifp | 284 | 0.4% | -28.6% |
| Complaint Custody Conference Self Help | 266 | 0.3% | -11.1% |
| Change Of Name Self Help | 265 | 0.3% | -25.0% |
| Tax Lien (Municipal, Federal, Commonwealth Or Certified Copy) | 237 | 0.3% | +348.6% |
| Shc Complaint In Divorce | 211 | 0.3% | -44.4% |
| Praecipe To Issue Foreign Subpoena | 168 | 0.2% | +16.7% |
| Divorce Claim Custody Conference | 143 | 0.2% | -57.1% |
| Civil: Appeal License/Registration | 131 | 0.2% | +33.3% |
| Complaint In Divorce 2 Counts (No Custody) | 129 | 0.2% | -- |
| Complaint In Divorce 3 Counts (No Custody) | 125 | 0.2% | -16.7% |
| Financial Statement Of Insurance Company (Surety Bonds) | 119 | 0.2% | +13.3% |
| Civil: Appeal Mdj | 117 | 0.2% | +52.4% |
| Civil Case Transfer In | 110 | 0.1% | -- |
| Custody | 100 | 0.1% | -85.0% |
| Divorce Complaint W/ Custody | 90 | 0.1% | -- |
| Road Docket | 82 | 0.1% | +12.5% |
| Cshc Complaint Custody Conference Ifp | 82 | 0.1% | -12.5% |
| Election To Resume Name (Out Of State/County) | 70 | 0.1% | -- |
| Custody Case Transfer In | 70 | 0.1% | -- |
| Custody Ifp | 64 | 0.1% | -- |
| Divorce Ifp Cshc | 64 | 0.1% | -33.3% |
| Judicial Tax Sale | 56 | 0.1% | +28.6% |
| Election Ballot Box Objections | 48 | 0.1% | -- |
| Civil Appeal Assessment | 46 | 0.1% | -76.5% |
| Complaint For Custody | 45 | 0.1% | -- |
| Auditor'S Report | 38 | 0.0% | -- |
| Miscellaneous | 38 | 0.0% | -30.0% |
| Naturalization Ceremony | 35 | 0.0% | -- |
| Election To Resume Name (Foreign) | 31 | 0.0% | -- |
| Appointment For Police Officer | 30 | 0.0% | +28.6% |
| Name Change Surviving Spouse (Election To Resume Prior Name) | 28 | 0.0% | -- |
| Civil: Miscellaneous With Order | 27 | 0.0% | +40.0% |
| Transfer In Complaint In Divorce | 25 | 0.0% | -- |
| Civil:Appeal Assessment | 24 | 0.0% | -42.9% |
| Civil: Appeal License/Registration Self Help | 24 | 0.0% | +33.3% |
| Civil: Complaint | 22 | 0.0% | +66.7% |
| Foreign Custody Order Filed For Enforcement | 20 | 0.0% | -- |
| Ifp Custody Self Help Center | 20 | 0.0% | -20.0% |
| Custody Self Help Cntr | 20 | 0.0% | -- |
| Civil: Appeal Zoning | 20 | 0.0% | -16.7% |
| Petition | 16 | 0.0% | +0.0% |
| Appeal Registration Self Help | 13 | 0.0% | -- |
| Petition Vehicle Title | 13 | 0.0% | -- |
| Certified Transcript M.D.J. | 12 | 0.0% | +0.0% |
| Civil: Petition For Minor'S Compromise | 12 | 0.0% | -40.0% |
| Suggestion Of Non Payment | 11 | 0.0% | -- |
| Declaration Of Taking Filed | 10 | 0.0% | -- |
| Praecipe Foreign Writ Of Execution | 10 | 0.0% | -- |
| Mechanics Lien Claim | 9 | 0.0% | -- |
| Praecipe For Lis Pendens | 9 | 0.0% | -- |
| Divorce | 8 | 0.0% | -- |
| Complaint In Annulment | 8 | 0.0% | -- |
| Summons | 8 | 0.0% | -- |
| Election To Resume Name (Local) | 8 | 0.0% | -- |
| Appeal Susp Emission Inspection | 7 | 0.0% | -60.0% |
| Petition For Habeas Corpus | 7 | 0.0% | -- |
| Accounts | 6 | 0.0% | -- |
| Foreign Writ Of Execution Filed | 5 | 0.0% | -- |
| Divorce Custody Ifp | 5 | 0.0% | -- |
| Complaint In Divorce & Custody (With Conference) + 1 Count | 5 | 0.0% | -- |
| Transfer In Unfiled | 5 | 0.0% | -- |
| Complaint In Divorce & Custody (Complaint Only) + 1 Count | 5 | 0.0% | -- |
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 Nov. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 226.6 | 97% |
| Feb | 203.6 | 87% |
| Mar | 233.1 | 100% |
| Apr | 197.0 | 85% |
| May | 206.8 | 89% |
| Jun | 211.3 | 91% |
| Jul | 183.5 | 79% |
| Aug | 192.4 | 83% |
| Sep | 169.8 | 73% |
| Oct | 200.5 | 86% |
| Nov | 157.5 | 68% |
| Dec | 190.5 | 82% |
Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Mar), with a 1.5x peak-to-trough ratio.
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 % |
|---|---|---|
| Criminal Judgment | 19892 | 0.0% |
| Civil: Contract | 7552 | 0.0% |
| Judgment Mdj | 7177 | 0.0% |
| Complaint In Divorce | 6045 | 0.0% |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | 5051 | 0.0% |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | 4591 | 0.0% |
| Civil: Tort | 3337 | 0.0% |
| Complaint Custody Conference | 2725 | 0.0% |
| Civil: Real Property | 2113 | 0.0% |
| Civil: Contract Credit Card Diversion Program | 1656 | 0.0% |
| Judgment Federal (Municipal, Federal, Commonwealth Or Certified Copy) | 1344 | 0.1% |
| Waiver Of Liens Or Stipulations | 1309 | 0.0% |
| Civil: Real Property Diversion Mortgage Foreclosure: Residential | 1032 | 0.1% |
| Civil: Miscellaneous | 1020 | 0.0% |
| Petition For Forfeiture | 906 | 0.0% |
| School Tax Lien | 883 | 0.0% |
| Trust Book | 732 | 0.0% |
| Civil: Appeals | 670 | 0.0% |
| Writ Scire Facias Sur Municipal Lien | 603 | 0.0% |
| Commonwealth Of Pa. Lien | 597 | 0.0% |
| Complaint In Divorce 1 Count (No Custody) | 522 | 0.0% |
| Complaint In Divorce Self Help | 502 | 0.0% |
| Confession Of Judgment Money Only | 489 | 0.0% |
| Writ Of Revival | 445 | 0.0% |
| Change Of Name | 423 | 0.0% |
| Appeal Mdj | 396 | 0.0% |
| Civil: Professional Liability | 304 | 0.0% |
| Complaint Custody Stipulation | 303 | 0.0% |
| Foreign Judgment | 286 | 0.0% |
| Divorce Ifp | 284 | 0.0% |
| Complaint Custody Conference Self Help | 266 | 0.0% |
| Change Of Name Self Help | 265 | 0.0% |
| Tax Lien (Municipal, Federal, Commonwealth Or Certified Copy) | 237 | 0.0% |
| Shc Complaint In Divorce | 211 | 0.0% |
| Praecipe To Issue Foreign Subpoena | 168 | 0.0% |
| Divorce Claim Custody Conference | 143 | 0.0% |
| Civil: Appeal License/Registration | 131 | 0.0% |
| Complaint In Divorce 2 Counts (No Custody) | 129 | 0.0% |
| Complaint In Divorce 3 Counts (No Custody) | 125 | 0.0% |
| Financial Statement Of Insurance Company (Surety Bonds) | 119 | 0.0% |
| Civil: Appeal Mdj | 117 | 0.0% |
| Civil Case Transfer In | 110 | 0.0% |
| Custody | 100 | 0.0% |
| Divorce Complaint W/ Custody | 90 | 0.0% |
| Road Docket | 82 | 0.0% |
| Cshc Complaint Custody Conference Ifp | 82 | 0.0% |
| Election To Resume Name (Out Of State/County) | 70 | 0.0% |
| Custody Case Transfer In | 70 | 0.0% |
| Custody Ifp | 64 | 0.0% |
| Divorce Ifp Cshc | 64 | 0.0% |
| Judicial Tax Sale | 56 | 0.0% |
| Election Ballot Box Objections | 48 | 0.0% |
| Civil Appeal Assessment | 46 | 0.0% |
| Complaint For Custody | 45 | 0.0% |
| Auditor'S Report | 38 | 0.0% |
| Miscellaneous | 38 | 0.0% |
| Naturalization Ceremony | 35 | 0.0% |
| Election To Resume Name (Foreign) | 31 | 0.0% |
| Appointment For Police Officer | 30 | 0.0% |
| Name Change Surviving Spouse (Election To Resume Prior Name) | 28 | 0.0% |
| Civil: Miscellaneous With Order | 27 | 0.0% |
| Transfer In Complaint In Divorce | 25 | 0.0% |
| Civil:Appeal Assessment | 24 | 0.0% |
| Civil: Appeal License/Registration Self Help | 24 | 0.0% |
| Civil: Complaint | 22 | 0.0% |
| Foreign Custody Order Filed For Enforcement | 20 | 0.0% |
| Ifp Custody Self Help Center | 20 | 0.0% |
| Custody Self Help Cntr | 20 | 0.0% |
| Civil: Appeal Zoning | 20 | 0.0% |
| Petition | 16 | 0.0% |
| Appeal Registration Self Help | 13 | 0.0% |
| Petition Vehicle Title | 13 | 0.0% |
| Certified Transcript M.D.J. | 12 | 0.0% |
| Civil: Petition For Minor'S Compromise | 12 | 0.0% |
| Suggestion Of Non Payment | 11 | 0.0% |
| Declaration Of Taking Filed | 10 | 0.0% |
| Praecipe Foreign Writ Of Execution | 10 | 0.0% |
| Mechanics Lien Claim | 9 | 0.0% |
| Praecipe For Lis Pendens | 9 | 0.0% |
| Divorce | 8 | 0.0% |
| Complaint In Annulment | 8 | 0.0% |
| Summons | 8 | 0.0% |
| Election To Resume Name (Local) | 8 | 0.0% |
| Appeal Susp Emission Inspection | 7 | 0.0% |
| Petition For Habeas Corpus | 7 | 0.0% |
| Accounts | 6 | 0.0% |
| Foreign Writ Of Execution Filed | 5 | 0.0% |
| Divorce Custody Ifp | 5 | 0.0% |
| Complaint In Divorce & Custody (With Conference) + 1 Count | 5 | 0.0% |
| Transfer In Unfiled | 5 | 0.0% |
| Complaint In Divorce & Custody (Complaint Only) + 1 Count | 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.
Target absentee and distressed owners directly
Every lead includes the owner's contact information and property details. Exclusive to one subscriber per county.
Distress composition and shifts
Tax Lien (Municipal, Federal, Commonwealth Or Certified Copy), Commonwealth Of Pa. Lien share is rising. Criminal Judgment, Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) 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 |
|---|---|---|---|
| Criminal Judgment | 17.0% | 26.1% | -9.1pp (falling) |
| Judgment Mdj | 10.6% | 9.3% | +1.3pp |
| Tax Lien (Municipal, Federal, Commonwealth Or Certified Copy) | 8.5% | 0.1% | +8.4pp (rising) |
| Commonwealth Of Pa. Lien | 7.9% | 0.6% | +7.3pp (rising) |
| Complaint In Divorce | 7.8% | 7.9% | -0.1pp |
| Civil: Contract | 7.2% | 9.9% | -2.7pp |
| Civil: Contract Credit Card Diversion Program | 5.4% | 2.1% | +3.3pp |
| Civil: Tort | 5.2% | 4.3% | +0.9pp |
| Trust Book | 3.7% | 0.9% | +2.8pp |
| Civil: Real Property Diversion Mortgage Foreclosure: Residential | 2.8% | 1.3% | +1.5pp |
| Complaint Custody Conference | 2.8% | 3.6% | -0.8pp |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | 2.4% | 6.1% | -3.7pp |
| Judgment Federal (Municipal, Federal, Commonwealth Or Certified Copy) | 1.8% | 1.8% | +0.0pp |
| Civil: Real Property | 1.7% | 2.8% | -1.1pp |
| Waiver Of Liens Or Stipulations | 1.3% | 1.7% | -0.4pp |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | 1.2% | 6.7% | -5.5pp (falling) |
| Shc Complaint In Divorce | 1.2% | 0.3% | +0.9pp |
| Civil: Appeal Mdj | 1.1% | 0.1% | +1.0pp |
| Writ Scire Facias Sur Municipal Lien | 1.0% | 0.8% | +0.2pp |
| School Tax Lien | 1.0% | 1.2% | -0.2pp |
| Civil: Appeals | 0.9% | 0.9% | +0.0pp |
| Civil: Miscellaneous | 0.7% | 1.3% | -0.6pp |
| Complaint Custody Conference Self Help | 0.7% | 0.3% | +0.4pp |
| Petition For Forfeiture | 0.7% | 1.2% | -0.5pp |
| Complaint In Divorce 1 Count (No Custody) | 0.6% | 0.7% | -0.1pp |
| Civil: Appeal License/Registration | 0.6% | 0.2% | +0.4pp |
| Civil: Professional Liability | 0.4% | 0.4% | +0.0pp |
| Change Of Name | 0.4% | 0.6% | -0.2pp |
| Praecipe To Issue Foreign Subpoena | 0.3% | 0.2% | +0.1pp |
| Transfer In Unfiled | 0.3% | 0.0% | +0.3pp |
| Complaint Custody Stipulation | 0.3% | 0.4% | -0.1pp |
| Civil: Appeal License/Registration Self Help | 0.2% | 0.0% | +0.2pp |
| Change Of Name Self Help | 0.2% | 0.3% | -0.1pp |
| Custody Case Transfer In | 0.2% | 0.1% | +0.1pp |
| Judicial Tax Sale | 0.2% | 0.1% | +0.1pp |
| Complaint For Custody | 0.2% | 0.1% | +0.1pp |
| Complaint In Divorce & Custody (With Conference) + 1 Count | 0.2% | 0.0% | +0.2pp |
| Complaint In Divorce 3 Counts (No Custody) | 0.2% | 0.2% | +0.0pp |
| Confession Of Judgment Money Only | 0.2% | 0.6% | -0.4pp |
| Petition Vehicle Title | 0.1% | 0.0% | +0.1pp |
| Writ Of Revival | 0.1% | 0.6% | -0.5pp |
| Shc Complaint In Divorce W/ Ifp | 0.1% | 0.0% | +0.1pp |
| Complaint In Divorce & Custody (With Conference) + 2 Counts | 0.1% | 0.0% | +0.1pp |
| Civil: Appeal Zoning | 0.1% | 0.0% | +0.1pp |
| Complaint In Divorce & Custody (Complaint Only) + 2 Counts | 0.1% | 0.0% | +0.1pp |
| Complaint In Divorce 2 Counts (No Custody) | 0.1% | 0.2% | -0.1pp |
| Civil: Miscellaneous With Order | 0.1% | 0.0% | +0.1pp |
| Complaint In Divorce & Custody (Complaint Only) + 1 Count | 0.1% | 0.0% | +0.1pp |
| Transfer Vehicle Title Cshc | 0.1% | 0.0% | +0.1pp |
| Civil: Petition For Minor'S Compromise | 0.1% | 0.0% | +0.1pp |
| Auditor'S Report | 0.1% | 0.0% | +0.1pp |
| Foreign Judgment | 0.1% | 0.4% | -0.3pp |
| Election To Resume Name (Out Of State/County) | 0.1% | 0.1% | +0.0pp |
| Complaint In Divorce & Custody (Complaint Only) | 0.1% | 0.0% | +0.1pp |
| Writ Of Certiorari | 0.0% | 0.0% | +0.0pp |
| Accounts | 0.0% | 0.0% | +0.0pp |
| Compalint In Divorce 4 Counts (No Custody) | 0.0% | 0.0% | +0.0pp |
| Praecipe Writ Possession | 0.0% | 0.0% | +0.0pp |
| Judgment | 0.0% | 0.0% | +0.0pp |
| Divorce Ifp Cshc | 0.0% | 0.1% | -0.1pp |
| Name Change Surviving Spouse (Election To Resume Prior Name) | 0.0% | 0.0% | +0.0pp |
| Praecipe Judgment Agreement Stipulation | 0.0% | 0.0% | +0.0pp |
| Foreign Writ Of Execution Filed | 0.0% | 0.0% | +0.0pp |
| Divorce Complaint W/ Custody | 0.0% | 0.1% | -0.1pp |
| Road Docket | 0.0% | 0.1% | -0.1pp |
| Suggestion Of Non Payment | 0.0% | 0.0% | +0.0pp |
| Cshc Complaint Custody Conference Ifp | 0.0% | 0.1% | -0.1pp |
| Judgment Restitution | 0.0% | 0.0% | +0.0pp |
| Emergency Pfa/Icc | 0.0% | 0.0% | +0.0pp |
| Custody Self Help Cntr | 0.0% | 0.0% | +0.0pp |
| Civil Case Transfer In | 0.0% | 0.1% | -0.1pp |
| Praecipe To Reinstate | 0.0% | 0.0% | +0.0pp |
| Civil: Complaint | 0.0% | 0.0% | +0.0pp |
| Resume Prior Name | 0.0% | 0.0% | +0.0pp |
| Exemplified Record | 0.0% | 0.0% | +0.0pp |
| Satisfied By: | 0.0% | 0.0% | +0.0pp |
| Focus On Children Fine | 0.0% | 0.0% | +0.0pp |
| Miscellaneous | 0.0% | 0.1% | -0.1pp |
| Divorce Master'S Fee | 0.0% | 0.0% | +0.0pp |
| Writ Of Execution | 0.0% | 0.0% | +0.0pp |
| Appeal Mdj | 0.0% | 0.5% | -0.5pp |
| Foreign Custody Order Filed For Enforcement | 0.0% | 0.0% | +0.0pp |
| Out Of County/State Decree | 0.0% | 0.0% | +0.0pp |
| Unfiled Insufficient Documents | 0.0% | 0.0% | +0.0pp |
| Registration Suspension Appeal | 0.0% | 0.0% | +0.0pp |
| Divorce Ifp | 0.0% | 0.4% | -0.4pp |
| Praecipe Foreign Execution Garnishee | 0.0% | 0.0% | +0.0pp |
| Complaint In Divorce & Custody (With Stipulation Only) | 0.0% | 0.0% | +0.0pp |
| Conf. Of Judgment | 0.0% | 0.0% | +0.0pp |
| Praecipe Writ Of Execution | 0.0% | 0.0% | +0.0pp |
| Petition For Custody | 0.0% | 0.0% | +0.0pp |
| Objection To Nomination Petitions Or Papers | 0.0% | 0.0% | +0.0pp |
| Complaint In Divorce & Custody (With Conference) + 3 Counts | 0.0% | 0.0% | +0.0pp |
| Naturalization Ceremony | 0.0% | 0.0% | +0.0pp |
| Financial Statement Of Insurance Company (Surety Bonds) | 0.0% | 0.2% | -0.2pp |
| Petition For Standby Guardian | 0.0% | 0.0% | +0.0pp |
| Agreement To Revive | 0.0% | 0.0% | +0.0pp |
| Petition | 0.0% | 0.0% | +0.0pp |
| Lancaster County Tax Claim | 0.0% | 0.0% | +0.0pp |
| Petition Custody Modification Conference | 0.0% | 0.0% | +0.0pp |
| Request For Exemplified Record | 0.0% | 0.0% | +0.0pp |
| Case Management Order | 0.0% | 0.0% | +0.0pp |
| Transfer Divorce/Custody | 0.0% | 0.0% | +0.0pp |
| Civil:Appeal Assessment | 0.0% | 0.0% | +0.0pp |
| Custody | 0.0% | 0.1% | -0.1pp |
| Summons | 0.0% | 0.0% | +0.0pp |
| Complaint In Annulment | 0.0% | 0.0% | +0.0pp |
| Civil: Mass Tort | 0.0% | 0.0% | +0.0pp |
| Complaint In Divorce Self Help | 0.0% | 0.7% | -0.7pp |
| Appeal Susp Emission Inspection | 0.0% | 0.0% | +0.0pp |
| Ifp Custody Self Help Center | 0.0% | 0.0% | +0.0pp |
| Evidentiary | 0.0% | 0.0% | +0.0pp |
| Divorce Complaint W/ Custody And Stipulation | 0.0% | 0.0% | +0.0pp |
| Election To Resume Name (Local) | 0.0% | 0.0% | +0.0pp |
| Transfer Case | 0.0% | 0.0% | +0.0pp |
| Election Ballot Box Objections | 0.0% | 0.1% | -0.1pp |
| Mechanics Lien Claim | 0.0% | 0.0% | +0.0pp |
| Civil Appeal Assessment | 0.0% | 0.1% | -0.1pp |
| School Dist Auditor Report | 0.0% | 0.0% | +0.0pp |
| Divorce | 0.0% | 0.0% | +0.0pp |
| Transfer In Complaint In Divorce | 0.0% | 0.0% | +0.0pp |
| Petition To Modify | 0.0% | 0.0% | +0.0pp |
| Certified Transcript M.D.J. | 0.0% | 0.0% | +0.0pp |
| Declaration Of Taking Filed | 0.0% | 0.0% | +0.0pp |
| Trespass | 0.0% | 0.0% | +0.0pp |
| Appointment Of Police Officer | 0.0% | 0.0% | +0.0pp |
| No Cost Docket Filing | 0.0% | 0.0% | +0.0pp |
| Election To Resume Name (Foreign) | 0.0% | 0.0% | +0.0pp |
| Divorce Custody Ifp | 0.0% | 0.0% | +0.0pp |
| Custody Ifp | 0.0% | 0.1% | -0.1pp |
| Appeal Registration Self Help | 0.0% | 0.0% | +0.0pp |
| Praecipe For Lis Pendens | 0.0% | 0.0% | +0.0pp |
| Praecipe Foreign Writ Of Execution | 0.0% | 0.0% | +0.0pp |
| Claim Of Lien | 0.0% | 0.0% | +0.0pp |
| Divorce Claim Custody Conference | 0.0% | 0.2% | -0.2pp |
| Petition For Habeas Corpus | 0.0% | 0.0% | +0.0pp |
| Complaint In Divorce & Custody (With Conference) | 0.0% | 0.0% | +0.0pp |
| Appointment For Police Officer | 0.0% | 0.0% | +0.0pp |
Distress diversity score: 4.35 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.
Property Value Profile
The median assessed value of properties in court filings is $246,344. Waiver Of Liens Or Stipulations filings involve the highest-value properties (median $459,960), while Custody filings trend lower (median $163,800). The largest segment (47.8%) falls in the $100K - $250K range.
| Value range | Properties | Share |
|---|---|---|
| Under $100K | 301 | 3.5% |
| $100K - $250K | 4075 | 47.8% |
| $250K - $500K | 3405 | 39.9% |
| $500K - $1M | 601 | 7.1% |
| Over $1M | 142 | 1.7% |
Value breakdown by case type
| Case type | Median value | Avg value | Properties |
|---|---|---|---|
| Criminal Judgment | $236,384 | $263,180 | 1615 |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | $230,408 | $261,592 | 1263 |
| Judgment Mdj | $222,999 | $243,110 | 919 |
| Civil: Contract | $241,500 | $274,474 | 884 |
| Complaint In Divorce | $257,250 | $280,166 | 571 |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | $296,642 | $408,386 | 401 |
| Waiver Of Liens Or Stipulations | $459,960 | $666,514 | 363 |
| Civil: Tort | $270,746 | $363,865 | 344 |
| Civil: Real Property Diversion Mortgage Foreclosure: Residential | $243,356 | $269,433 | 329 |
| Civil: Real Property | $247,401 | $302,278 | 289 |
| School Tax Lien | $244,200 | $337,496 | 221 |
| Civil: Contract Credit Card Diversion Program | $262,446 | $295,732 | 191 |
| Writ Scire Facias Sur Municipal Lien | $239,616 | $327,309 | 184 |
| Complaint Custody Conference | $231,902 | $258,736 | 170 |
| Judgment Federal (Municipal, Federal, Commonwealth Or Certified Copy) | $320,880 | $370,795 | 166 |
| Writ Of Revival | $253,312 | $271,446 | 74 |
| Commonwealth Of Pa. Lien | $257,040 | $335,103 | 64 |
| Civil: Miscellaneous | $275,560 | $342,522 | 62 |
| Appeal Mdj | $226,920 | $243,032 | 51 |
| Complaint In Divorce Self Help | $212,608 | $239,808 | 50 |
| Complaint In Divorce 1 Count (No Custody) | $257,408 | $308,389 | 43 |
| Civil: Appeals | $344,576 | $656,418 | 27 |
| Complaint Custody Stipulation | $301,497 | $290,044 | 24 |
| Divorce Ifp | $222,464 | $300,613 | 24 |
| Confession Of Judgment Money Only | $352,584 | $433,697 | 21 |
| Foreign Judgment | $394,748 | $441,988 | 19 |
| Trust Book | $275,200 | $306,566 | 19 |
| Divorce Claim Custody Conference | $226,432 | $247,497 | 17 |
| Complaint In Divorce 3 Counts (No Custody) | $354,576 | $468,242 | 14 |
| Complaint In Divorce 2 Counts (No Custody) | $286,440 | $296,489 | 13 |
| Complaint Custody Conference Self Help | $276,801 | $266,261 | 10 |
| Civil Case Transfer In | $252,672 | $582,076 | 8 |
| Custody | $163,800 | $169,491 | 7 |
| Civil:Appeal Assessment | $338,806 | $325,057 | 7 |
| Judicial Tax Sale | $178,616 | $668,586 | 6 |
| Complaint For Custody | $243,854 | $233,885 | 5 |
Based on county assessor records for 8524 properties with court filings (11.1% of total filings). Values are tax-assessed amounts, not market listing prices.
Distress Capital Analysis
$2,586,827,222 in assessed property value is currently tied up in 8524 court-filed properties. Criminal Judgment filings represent the largest capital pool ($425,036,217 across 1615 properties).
Capital at Risk by Filing Type
| Filing Type | Total Value | Properties | Avg Value | High Equity % |
|---|---|---|---|---|
| Criminal Judgment | $425,036,217 | 1615 | $263,180 | -- |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | $330,391,053 | 1263 | $261,592 | -- |
| Civil: Contract | $242,634,919 | 884 | $274,474 | -- |
| Waiver Of Liens Or Stipulations | $241,944,414 | 363 | $666,514 | -- |
| Judgment Mdj | $223,418,163 | 919 | $243,110 | -- |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | $163,762,781 | 401 | $408,386 | -- |
| Complaint In Divorce | $159,974,956 | 571 | $280,166 | -- |
| Civil: Tort | $125,169,621 | 344 | $363,865 | -- |
| Civil: Real Property Diversion Mortgage Foreclosure: Residential | $88,643,336 | 329 | $269,433 | -- |
| Civil: Real Property | $87,358,298 | 289 | $302,278 | -- |
| School Tax Lien | $74,586,551 | 221 | $337,496 | -- |
| Judgment Federal (Municipal, Federal, Commonwealth Or Certified Copy) | $61,551,914 | 166 | $370,795 | -- |
| Writ Scire Facias Sur Municipal Lien | $60,224,939 | 184 | $327,309 | -- |
| Civil: Contract Credit Card Diversion Program | $56,484,729 | 191 | $295,732 | -- |
| Complaint Custody Conference | $43,985,105 | 170 | $258,736 | -- |
| Commonwealth Of Pa. Lien | $21,446,617 | 64 | $335,103 | -- |
| Civil: Miscellaneous | $21,236,370 | 62 | $342,522 | -- |
| Writ Of Revival | $20,086,967 | 74 | $271,446 | -- |
| Civil: Appeals | $17,723,293 | 27 | $656,418 | -- |
| Complaint In Divorce 1 Count (No Custody) | $13,260,738 | 43 | $308,389 | -- |
| Appeal Mdj | $12,394,613 | 51 | $243,032 | -- |
| Complaint In Divorce Self Help | $11,990,386 | 50 | $239,808 | -- |
| Confession Of Judgment Money Only | $9,107,644 | 21 | $433,697 | -- |
| Foreign Judgment | $8,397,776 | 19 | $441,988 | -- |
| Divorce Ifp | $7,214,702 | 24 | $300,613 | -- |
| Complaint Custody Stipulation | $6,961,051 | 24 | $290,044 | -- |
| Complaint In Divorce 3 Counts (No Custody) | $6,555,381 | 14 | $468,242 | -- |
| Trust Book | $5,824,761 | 19 | $306,566 | -- |
| Civil Case Transfer In | $4,656,608 | 8 | $582,076 | -- |
| Divorce Claim Custody Conference | $4,207,442 | 17 | $247,497 | -- |
| Judicial Tax Sale | $4,011,516 | 6 | $668,586 | -- |
| Complaint In Divorce 2 Counts (No Custody) | $3,854,354 | 13 | $296,489 | -- |
| Complaint Custody Conference Self Help | $2,662,612 | 10 | $266,261 | -- |
| Civil:Appeal Assessment | $2,275,402 | 7 | $325,057 | -- |
| Civil: Professional Liability | $1,964,911 | 4 | $491,228 | -- |
| Divorce Complaint W/ Custody | $1,327,934 | 4 | $331,984 | -- |
| Custody | $1,186,440 | 7 | $169,491 | -- |
| Complaint For Custody | $1,169,425 | 5 | $233,885 | -- |
| Civil Appeal Assessment | $1,163,856 | 3 | $387,952 | -- |
| Election To Resume Name (Out Of State/County) | $1,073,036 | 3 | $357,679 | -- |
| Praecipe For Lis Pendens | $1,066,715 | 3 | $355,572 | -- |
| Election To Resume Name (Foreign) | $894,662 | 3 | $298,221 | -- |
| Divorce Ifp Cshc | $571,634 | 3 | $190,545 | -- |
Based on 8524 properties with assessor valuations (11.1% of 76721 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.
Case Aging & Stall Analysis
65,646 cases (86.6%) have been active for over a year without resolution. 663 filings in the last <30 days represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| <30 days | 663 | 0 | 663 | 0.0% |
| 30-90 days | 1,863 | 0 | 1,863 | 0.0% |
| 3-6 months | 2,042 | 0 | 2,042 | 0.0% |
| 6-12 months | 5,569 | 0 | 5,569 | 0.0% |
| 1-2 years | 11,831 | 0 | 11,831 | 0.0% |
| 2+ years | 53,815 | 0 | 53,815 | 0.0% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Criminal Judgment | 19,654 | 0 | 0.0% | — |
| Civil: Contract | 7,452 | 0 | 0.0% | — |
| Judgment Mdj | 7,115 | 0 | 0.0% | — |
| Complaint In Divorce | 5,973 | 0 | 0.0% | — |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | 5,014 | 0 | 0.0% | — |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | 4,567 | 0 | 0.0% | — |
| Civil: Tort | 3,289 | 0 | 0.0% | — |
| Complaint Custody Conference | 2,708 | 0 | 0.0% | — |
| Civil: Real Property | 2,094 | 0 | 0.0% | — |
| Civil: Contract Credit Card Diversion Program | 1,584 | 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.
Quarterly Filing Volume Trends
Filing trends across 18 comparable quarters show 49,445 tracked filings in Lancaster County. Most recent quarter (2026 Q2: 2,020) was declining vs prior (2026 Q1: 2,692, -25.0%). Civil: Contract shows the largest composition shift, growing share from 5.3% to 11.1%.
| Quarter | Total | Criminal Judgment | Judgment Mdj | Civil: Contract | Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) |
|---|---|---|---|---|---|
| 2022 Q1 | 2395 | 855 (35.7%) | 150 (6.3%) | 106 (4.4%) | 101 (4.2%) |
| 2022 Q2 | 2732 | 841 (30.8%) | 234 (8.6%) | 119 (4.4%) | 193 (7.1%) |
| 2022 Q3 | 2615 | 832 (31.8%) | 252 (9.6%) | 115 (4.4%) | 210 (8.0%) |
| 2022 Q4 | 2637 | 757 (28.7%) | 338 (12.8%) | 110 (4.2%) | 191 (7.2%) |
| 2023 Q1 | 2703 | 688 (25.5%) | 323 (11.9%) | 161 (6.0%) | 90 (3.3%) |
| 2023 Q2 | 2982 | 916 (30.7%) | 288 (9.7%) | 170 (5.7%) | 206 (6.9%) |
| 2023 Q3 | 2685 | 707 (26.3%) | 359 (13.4%) | 150 (5.6%) | 238 (8.9%) |
| 2023 Q4 | 2794 | 785 (28.1%) | 225 (8.1%) | 157 (5.6%) | 364 (13.0%) |
| 2024 Q1 | 2844 | 756 (26.6%) | 289 (10.2%) | 212 (7.5%) | 170 (6.0%) |
| 2024 Q2 | 2777 | 806 (29.0%) | 248 (8.9%) | 232 (8.4%) | 208 (7.5%) |
| 2024 Q3 | 2830 | 711 (25.1%) | 163 (5.8%) | 291 (10.3%) | 318 (11.2%) |
| 2024 Q4 | 2877 | 798 (27.7%) | 215 (7.5%) | 332 (11.5%) | 228 (7.9%) |
| 2025 Q1 | 2997 | 860 (28.7%) | 178 (5.9%) | 386 (12.9%) | 237 (7.9%) |
| 2025 Q2 | 3158 | 829 (26.3%) | 325 (10.3%) | 320 (10.1%) | 264 (8.4%) |
| 2025 Q3 | 2918 | 880 (30.2%) | 249 (8.5%) | 313 (10.7%) | 325 (11.1%) |
| 2025 Q4 | 2789 | 620 (22.2%) | 258 (9.3%) | 436 (15.6%) | 217 (7.8%) |
| 2026 Q1 | 2692 | 761 (28.3%) | 191 (7.1%) | 325 (12.1%) | 107 (4.0%) |
| 2026 Q2 | 2020 | 453 (22.4%) | 179 (8.9%) | 145 (7.2%) | 38 (1.9%) |
Composition shift: Civil: Contract filings are growing share, moving from 5.3% to 11.1% of total filings (+5.8 percentage points).
Only comparable quarters shown (collection ramp-up periods excluded). Filing dates from verified court records. Current partial quarter excluded from trend calculations.
Property Value Distribution
The median property value in distressed filings is $174,300, with the largest concentration (28.9%) in the $150K–$200K range. Waiver Of Liens Or Stipulations filings have the highest median value ($341,700) while Divorce Ifp filings are lowest ($153,100).
| Price range | Count | Share | Distribution |
|---|---|---|---|
| Under $50K | 74 | 0.9% | |
| $50K–$100K | 678 | 7.9% | |
| $100K–$150K | 2,154 | 25.2% | |
| $150K–$200K | 2,465 | 28.9% | |
| $200K–$300K | 2,027 | 23.7% | |
| $300K–$500K | 856 | 10.0% | |
| $500K+ | 281 | 3.3% |
Value by case type
| Case type | Median value | Average value | Properties |
|---|---|---|---|
| Criminal Judgment | $166,800 | $186,331 | 1,615 |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | $161,950 | $181,334 | 1,264 |
| Judgment Mdj | $158,400 | $171,538 | 919 |
| Civil: Contract | $178,400 | $203,902 | 884 |
| Complaint In Divorce | $178,100 | $197,987 | 571 |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | $205,600 | $274,920 | 401 |
| Waiver Of Liens Or Stipulations | $341,700 | $579,307 | 365 |
| Civil: Tort | $194,700 | $396,208 | 345 |
Assessed property values from county assessor records for 8,535 properties (11.3% of total filings). Values reflect tax-assessed amounts, not market price.
Repeat litigation patterns in Lancaster County
Of 58,716 unique property owners in court filings, 8,748 (14.9%) appear in multiple cases, including 2,656 with 3 or more filings. The most active repeat filer has 289 cases spanning 74 months. Writ Scire Facias Sur Municipal Lien cases have the highest repeat rate at 83.2%.
Repeat rate by case type
| Case type | Repeat owners | Total owners | Repeat rate |
|---|---|---|---|
| Criminal Judgment | 2633 | 16776 | 15.7% |
| Civil: Contract | 1574 | 6724 | 23.4% |
| Judgment Mdj | 1437 | 6479 | 22.2% |
| Complaint In Divorce | 638 | 5948 | 10.7% |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | 987 | 3530 | 28.0% |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | 1374 | 3301 | 41.6% |
| Civil: Tort | 419 | 3043 | 13.8% |
| Complaint Custody Conference | 444 | 2680 | 16.6% |
Analysis based on 58,716 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.
Serial distressed properties in Lancaster County
Of 2,532 unique properties in court filings, 584 (23.1%) have multiple filings (averaging 2.7 filings per property). Average time between repeat filings: 11 months. Writ Scire Facias Sur Municipal Lien properties have the highest repeat rate at 84.8%.
Serial distress rate by case type
| Case type | Serial properties | Total properties | Serial rate |
|---|---|---|---|
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | 277 | 665 | 41.7% |
| Civil: Contract | 123 | 408 | 30.1% |
| Judgment Mdj | 136 | 353 | 38.5% |
| Criminal Judgment | 47 | 352 | 13.4% |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | 54 | 188 | 28.7% |
| Civil: Real Property Diversion Mortgage Foreclosure: Residential | 61 | 177 | 34.5% |
| Civil: Real Property | 56 | 162 | 34.6% |
| Civil: Tort | 14 | 138 | 10.1% |
Analysis based on 2,532 unique property addresses across court filings. Serial distressed properties have 2 or more distinct case filings at the same address.
Land vs improvement value composition
Across 8,269 properties with assessed value breakdowns, the median land share is 29.3% (median land value $54,200, median improvement value $119,700). 373 properties (4.5%) are land-dominant (50%+ land value) — potential teardown or vacant-lot targets. School Tax Lien cases skew most land-heavy (median 34.1%) while Waiver Of Liens Or Stipulations skews most improvement-heavy (22.9%).
Land share distribution
| Land share bracket | Properties | % of total |
|---|---|---|
| Under 10% | 44 | 0.5% |
| 10–20% | 988 | 11.9% |
| 20–30% | 3,433 | 41.5% |
| 30–50% | 3,431 | 41.5% |
| 50–70% | 272 | 3.3% |
| Over 70% | 101 | 1.2% |
Land share by case type
| Case type | Filings | Median land % |
|---|---|---|
| Criminal Judgment | 1,577 | 28.9% |
| Judgment Municipal (Municipal, Federal, Commonwealth Or Certified Copy) | 1,229 | 29.7% |
| Judgment Mdj | 890 | 30.0% |
| Civil: Contract | 845 | 29.3% |
| Complaint In Divorce | 542 | 28.3% |
| Judgment State (Municipal, Federal, Commonwealth Or Certified Copy) | 394 | 29.4% |
| Waiver Of Liens Or Stipulations | 357 | 22.9% |
| Civil: Tort | 340 | 29.7% |
| Civil: Real Property Diversion Mortgage Foreclosure: Residential | 321 | 29.5% |
| Civil: Real Property | 280 | 30.5% |
Analysis of 8,269 properties (10.9% of filings) with assessed land and improvement value breakdowns.
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 Lancaster County court records, which are public information.
- This dataset is the court-filing archive as collected from the county docket. The owner-of-record match and the entity-owner screen are applied to delivered leads, not to these filing counts.
- Property value figures come from third-party enrichment (11% 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.
Related Pennsylvania guides
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Cite: Keystone Court Data, "Lancaster County Pennsylvania Court Filings Intelligence," 2026-08-03, https://keystonecourtdata.com/reports/lancaster-pa-court-filings-intelligence · Download data (CSV)