Montgomery County, Pennsylvania Court Filings Intelligence
Analysis of property-related court filings (foreclosure, probate, divorce, partition, guardianship) in Montgomery County. See methodology.
Based on public court filings, analyzed by Keystone. As of October 2026.
- 40.5% off-site owners: the 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 5.8% at HUD Fair Market Rent ($21,720/year, 2BR FMR × 12) on the $372,750 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
About Montgomery County
Montgomery County, colloquially referred to as Montco, is in the Commonwealth of Pennsylvania. As of the 2020 census, the population of the county was 856,553, making it the third-most populous county in Pennsylvania after Philadelphia and Allegheny counties and the most populous county in Pennsylvania without a major city.
Source: Wikipedia
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40% of filings with a known owner mailing address involve owners whose mailing address differs from the property address.
$372,750 median estimated property value across filings with property-value data.
4.1% Pennsylvania unemployment rate (BLS, as of 2026-08). Filings should be read against the local-economy backdrop.
Filing type breakdown
| Filing type | Share | |
|---|---|---|
| Divorce | 5.7% | |
| Foreclosure (Post-Filing) | 2.0% | |
| Other | 92.3% |
Each row is a distinct case as recorded on the county docket.
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Geographic concentration by ZIP
The ZIP codes in Montgomery County with the most property-related court filings, in rank order: where distressed real estate activity clusters.
| Rank | ZIP | City |
|---|---|---|
| 1 | 19464 | Lower Pottsgrove Township |
| 2 | 19403 | East Norriton Township |
| 3 | 19446 | Montgomery Township |
| 4 | 19426 | Upper Providence Township |
| 5 | 19401 | Norristown |
| 6 | 19002 | Horsham Township |
| 7 | 19468 | Limerick Township |
| 8 | 19038 | Springfield Township |
| 9 | 19422 | Whitpain Township |
| 10 | 19406 | Upper Merion Township |
Based on filings with a parseable property address.
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Property value distribution
| Estimated value | Share | |
|---|---|---|
| Under $75k | 0.8% | |
| $75k - $150k | 4.4% | |
| $150k - $250k | 18.0% | |
| $250k - $400k | 31.8% | |
| $400k+ | 45.1% |
Source: property records. Median $372,750; mean $487,953.
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Get owner names and property details (owner phone lookups where offered) for every new filing in Montgomery County.
Building characteristics
Per-property details from third-party property enrichment, aggregated across filings with characteristic data:
| Indicator | Value |
|---|---|
| Median year built | 1964 |
| Median living area | 1,996 sqft |
| Median bedrooms | 3 |
| Median bathrooms | 2.0 |
| Median lot size | 0.34 acres |
| Owner-occupied (at time of enrichment) | 0.0% |
Housing stock + distress signals
Underlying housing stock and distress indicators across all 348696 Montgomery County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Montgomery County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 4.4% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 66.6% | 60.8% |
| Pre-1940 housing stock | 16.6% | 12.3% |
| Single-family detached share of housing stock | 53.6% | 61.2% |
| Residents age 65 or older | 18.4% | 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, so the same FMRs apply to every county within the metro. Montgomery County sits within the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD (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 | $1,397 |
| 1-bedroom | $1,520 |
| 2-bedroom | $1,810 |
| 3-bedroom | $2,170 |
| 4-bedroom | $2,423 |
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 Montgomery 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) | 2,231 |
| Year-over-year change (2024 → 2025) | -10.4% |
| Single-family share of permits (2025) | 54.8% |
| Single-family units permitted | 1,223 |
| Multifamily units permitted (2+ units per building) | 1,008 |
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
Montgomery 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) | +4.7% | 2026-04-01 |
| Pennsylvania home price index (cumulative since 2020) | +61.7% | 2026-04-01 |
| National mortgage delinquency rate (30+ day, single-family) | 1.86% | 2026-04-01 |
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) | $108,823 |
| Median home value | $383,339 |
| Owner-occupancy rate | 70.5% |
| Renter share of households | 29.5% |
| Median gross rent | $1,630/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 Montgomery 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.").
| Rank | Plaintiff |
|---|---|
| 1 | PENNYMAC LOAN SERVICES LLC |
| 2 | FREEDOM MORTGAGE CORPORATION |
| 3 | U.S. BANK TRUST N.A |
| 4 | MIDFIRST BANK |
| 5 | WELLS FARGO BANK NA |
| 6 | ROCKET MORTGAGE LLC |
| 7 | PNC BANK N.A |
| 8 | CITIZENS BANK NA |
| 9 | NEWREZ LLC |
| 10 | LAKEVIEW LOAN SERVICING LLC |
Source: public foreclosure filings in Montgomery County. Court records are public information.
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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 properties with geocoded locations.
| Zone | Share |
|---|---|
| X | 96.2% |
| AE | 3.0% |
| X-500yr | 0.9% |
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.
Lender concentration analysis
Foreclosure activity is spread across many lenders, suggesting diverse distress sources rather than a single institutional wave.
| Rank | Most active lenders / plaintiffs |
|---|---|
| 1 | PENNYMAC LOAN SERVICES LLC |
| 2 | FREEDOM MORTGAGE CORPORATION |
| 3 | WELLS FARGO BANK NA |
| 4 | US BANK TRUST NA |
| 5 | NEWREZ LLC |
Lenders in rank order, most active first. Market type reflects how concentrated foreclosure filings are among plaintiffs. Based on foreclosure filings with identified plaintiffs.
ZIP code distress hotspots
Distress is geographically dispersed, with no single ZIP code dominating. The ZIP codes below are ranked by property-related court filings, most active first.
| Rank | ZIP | Area |
|---|---|---|
| 1 | 19464 | Lower Pottsgrove Township |
| 2 | 19403 | East Norriton Township |
| 3 | 19446 | Montgomery Township |
| 4 | 19426 | Upper Providence Township |
| 5 | 19401 | Norristown |
| 6 | 19002 | Horsham Township |
| 7 | 19468 | Limerick Township |
| 8 | 19038 | Springfield Township |
| 9 | 19422 | Whitpain Township |
| 10 | 19406 | Upper Merion Township |
ZIP codes in rank order, most court filings first.
Non-resident owner analysis
40.5% of distressed properties have non-resident owners (the owner's mailing address differs from the property address). These are often rental or investment properties, and landlords in distress tend to be more motivated sellers.
| Case type | Non-resident % |
|---|---|
| Divorce | 59.9% |
| Pre-Foreclosure | 21.6% |
| Probate | 65.0% |
| Pre-Probate | 12.9% |
| Partition | 13.8% |
| Tax Sale | 21.4% |
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 name and property details; owner phone lookups where offered.
Distress composition
Distress diversity score: 3.84 (Shannon entropy across case types; higher = more diverse distress sources). The case-type shares are in the filing type breakdown above.
Property Value Profile
| Value range | Share |
|---|---|
| Under $100K | 2.1% |
| $100K - $250K | 21.3% |
| $250K - $500K | 45.6% |
| $500K - $1M | 23.2% |
| Over $1M | 7.7% |
Value breakdown by case type
| Case type | Median value | Avg value |
|---|---|---|
| Divorce | $388,968 | $468,188 |
| Foreclosure | $354,453 | $436,769 |
| Pre-Foreclosure | $432,055 | $539,319 |
| Estate | $499,565 | $594,396 |
| Partition | $383,642 | $431,525 |
| Probate | $529,547 | $575,057 |
| Quiet Title | $253,368 | $494,826 |
| Tax Sale | $1,141,973 | $1,148,741 |
| Pre-Probate | $457,546 | $461,250 |
Based on public property records for properties with court filings. Values are tax-assessed amounts, not market listing prices.
Investment Opportunity Score by ZIP Code
ZIP 19464 (Pottstown) ranks first on the composite opportunity score in Montgomery County. ZIP codes are listed in rank order, highest score first.
| Rank | ZIP Code | Area |
|---|---|---|
| #1 | 19464 | Pottstown |
| #2 | 19403 | Norristown |
| #3 | 19446 | Lansdale |
| #4 | 19401 | Municipality Of Norristown |
| #5 | 19468 | Royersford |
| #6 | 19426 | Collegeville |
| #7 | 19002 | Ambler |
| #8 | 19406 | King Of Prussia |
| #9 | 19038 | Glenside |
| #10 | 19422 | Blue Bell |
The score blends court-filing activity, property value, absentee-owner rate and case-type diversity. Compare ZIPs within the same county or state, not across markets.
Based on court filings by property ZIP code; ZIPs with too little data are excluded. Property values from public property records.
Property Type Distribution
| Property type | Share | Distribution |
|---|---|---|
| Residential | 98.5% | |
| Agricultural | 0.9% | |
| Commercial | 0.5% | |
| Industrial | 0.0% |
Property type by case type
| Case type | Dominant property type | Share |
|---|---|---|
| Divorce | Residential | 99.5% |
| Foreclosure | Residential | 99.8% |
| Estate | Residential | 99.7% |
| Pre-Foreclosure | Residential | 98.2% |
| Pre-Probate | Residential | 96.7% |
| Partition | Residential | 98.9% |
| Tax Sale | Residential | 100.0% |
| Quiet Title | Residential | 100.0% |
| Tired Landlord | Residential | 87.5% |
Property classifications from public property records for filings with a classified property. Categories normalized from public-record property classes.
Property Age & Distress Profile
Among filings with year-built data, the Pre-1960 construction era is most common (45%). Newer properties (2000+) average $927,835, 1.8x the value of Pre-1960 stock ($510,848).
| Construction era | Share | Avg value |
|---|---|---|
| Pre-1960 | 44.8% | $510,848 |
| 1960–1979 | 20.1% | $587,040 |
| 1980–1999 | 21.3% | $738,132 |
| 2000+ | 13.8% | $927,835 |
Value trend: Properties from the 2000+ era average $927,835, which is 1.82x the value of Pre-1960 stock ($510,848).
Top case types by construction era
Construction year sourced from public property records. Value is assessed value from the most recent available tax assessment.
Municipality filing concentration in Montgomery County
Erie has the most property-related court filings in Montgomery County, predominantly Municipal Lien Volume. Distress is dispersed across many municipalities.
| Rank | Municipality | Top case type |
|---|---|---|
| 1 | Erie | None |
| 2 | Suite 301 Norristown | None |
| 3 | Abington Township | Divorce |
| 4 | Lower Merion Township | Divorce |
| 5 | Cheltenham Township | Divorce |
| 6 | Upper Merion Township | Divorce |
| 7 | Upper Dublin Township | Divorce |
| 8 | Upper Providence Township | Divorce |
| 9 | Whitpain Township | Divorce |
| 10 | Norristown | None |
| 11 | Horsham Township | Divorce |
| 12 | Upper Moreland Township | Divorce |
| 13 | Springfield Township | Divorce |
| 14 | Pottstown Borough | Estate |
| 15 | Lower Providence Township | Divorce |
Municipalities in rank order, most court filings first, among filings with a municipality on the property record. Municipality names from public property records.
Property Value Distribution
The median property value in distressed filings is $469,481, with the largest concentration (46.3%) in the $500K+ range. Appeal From Zoning Board Non Govt filings have the highest median value ($1,668,401) while Foreclosure filings are lowest ($374,345).
| Price range | Share | Distribution |
|---|---|---|
| Under $50K | 1.8% | |
| $50K–$100K | 1.6% | |
| $100K–$150K | 3.1% | |
| $150K–$200K | 4.1% | |
| $200K–$300K | 13.0% | |
| $300K–$500K | 30.1% | |
| $500K+ | 46.3% |
Value by case type
| Case type | Median value | Average value |
|---|---|---|
| Divorce | $427,682 | $593,017 |
| Foreclosure | $374,345 | $542,964 |
Assessed property values from public property records for filings with a valuation. Values reflect tax-assessed amounts, not market price.
Ownership Duration Before Filing
The median ownership duration before a court filing is 10.3 years, with 50.7% of owners holding the property 10+ years (a strong equity signal for investors). Complaint In Mandamus cases show the longest tenure (29.8 yr median) vs. Tax Sale (2.4 yr).
| Ownership period | Share | Distribution |
|---|---|---|
| Under 2 years | 9.0% | |
| 2–5 years | 19.4% | |
| 5–10 years | 20.9% | |
| 10–20 years | 24.8% | |
| 20+ years | 25.9% |
Tenure by case type
| Case type | Median tenure | Average tenure |
|---|---|---|
| Divorce | 8.1 yr | 11.2 yr |
| Foreclosure | 12.1 yr | 14.2 yr |
Duration calculated from last recorded property sale to court filing date, for filings with a recorded prior sale. Longer ownership often correlates with higher equity.
Land vs improvement value composition
Across properties with assessed value breakdowns, the median land share is 22.8% (median land value $35,000, median improvement value $113,000). 2.9% of properties are land-dominant (50%+ land value), which makes them potential teardown or vacant-lot targets. Objections To A Nomination Petition cases skew most land-heavy (median 27.2%) while Pre-Probate skews most improvement-heavy (6.3%).
Land share distribution
| Land share bracket | % of total |
|---|---|
| Under 10% | 6.1% |
| 10–20% | 28.6% |
| 20–30% | 45.2% |
| 30–50% | 17.1% |
| 50–70% | 1.9% |
| Over 70% | 1.0% |
Land share by case type
| Case type | Median land % |
|---|---|
| Divorce | 23.1% |
| Foreclosure | 23.6% |
Analysis of filings with assessed land and improvement value breakdowns.
Methodology and data sources
- Based on public court filings, analyzed by Keystone. As of October 2026. Court records are public information.
- These statistics describe property-related court filings in Montgomery County. The owner-of-record match and the entity-owner screen are applied to delivered leads, not to these aggregate statistics.
- Property value figures come from property records where available.
- 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 is current as of October 2026 (generated 2026-10-21).
Top cities for filings within Montgomery County
Where filings concentrate inside Montgomery County, by parsed property city or township, in rank order.
| Rank | City / Township |
|---|---|
| 1 | Erie |
| 2 | Norristown |
| 3 | Pottstown |
| 4 | Lansdale |
| 5 | Collegeville |
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Cite: Keystone Court Data, "Montgomery County Pennsylvania Court Filings Intelligence," 2026-10-21, https://keystonecourtdata.com/reports/montgomery-pa-court-filings-intelligence