Pennsylvania Court Filings Intelligence
Live court-record analysis spanning property-related filings (foreclosure, probate, divorce, partition, guardianship) across Pennsylvania. Data sourced direct from county court dockets in our coverage area. Updated 2026-06-04. See methodology.
Most recent filing in this dataset: 2026-06-04. Dataset refreshes nightly; report regenerates monthly.
- Filing volume accelerating (+1103.7%) — last 2 complete months (325 filings) vs prior 2 complete months (27 filings). Excludes current month if still in progress.
- 38.8% off-site owners — share of Pennsylvania filings where the owner's mailing address differs from the property (rental, inherited, second-home, or transitional).
- Max gross cap rate 5.4% at HUD Fair Market Rent — $17,628/year on the $324,771 median estimated market value. Excludes operating costs.
- 41.9% of filings are Pre-Foreclosure — the dominant lead category in Pennsylvania during the observed window.
At a glance
396 verified property-related court filings tracked across 17 Pennsylvania counties since Dec 2025.
62 typical monthly statewide filing volume.
39% of filings involve owners whose mailing address differs from the property address (153 filings).
$324,188 median estimated property value across the 317 filings with property-enrichment data (80% 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 | 166 | 41.9% |
| Divorce | 107 | 27.0% |
| Pre-Probate | 74 | 18.7% |
| Estate | 41 | 10.4% |
| Quiet Title | 4 | 1.0% |
| Partition | 2 | 0.5% |
| Probate | 2 | 0.5% |
Each row is a distinct case verified for current owner-of-record before inclusion.
Top counties by filing volume
Counties with live deep-dive reports linked below. See all Pennsylvania counties tracked →
| County | Filings | Share | Deep dive |
|---|---|---|---|
| Montgomery County | 135 | 34.1% | View report → |
| Clearfield County | 56 | 14.1% | Below threshold |
| Cumberland County | 36 | 9.1% | Below threshold |
| Schuylkill County | 34 | 8.6% | Below threshold |
| Bucks County | 20 | 5.1% | Below threshold |
| Delaware County | 20 | 5.1% | Below threshold |
| Jefferson County | 16 | 4.0% | Below threshold |
| York County | 14 | 3.5% | Below threshold |
| Luzerne County | 12 | 3.0% | Below threshold |
| Dauphin County | 10 | 2.5% | Below threshold |
Monthly statewide filing activity
| Month | Filings | vs prior |
|---|---|---|
| Dec 2025 | 10 | |
| Jan 2026 | 11 | +1 |
| Feb 2026 | 14 | +3 |
| Mar 2026 | 13 | -1 |
| Apr 2026 | 159 | +146 |
| May 2026 | 166 | +7 |
| Jun 2026 | 21 | -145 |
Most recent month may be partial.
Property value distribution
| Estimated value | Filings | Share |
|---|---|---|
| Under $75k | 20 | 6.3% |
| $75k - $150k | 49 | 15.5% |
| $150k - $250k | 60 | 18.9% |
| $250k - $400k | 69 | 21.8% |
| $400k+ | 119 | 37.5% |
Median: $324,188. Mean: $366,846. From third-party property enrichment.
Day-of-week filing pattern
| Day | Filings | Share |
|---|---|---|
| Sun | 12 | 3.0% |
| Mon | 69 | 17.5% |
| Tue | 80 | 20.3% |
| Wed | 74 | 18.8% |
| Thu | 87 | 22.1% |
| Fri | 60 | 15.2% |
| Sat | 12 | 3.0% |
Filings show some weekend activity, suggesting after-hours electronic filing.
Case lifecycle (foreclosure)
Median time between key court-process milestones, computed from docket-entry timestamps on the 93 Pennsylvania cases with documented filing-event data:
| Milestone | Median days | Sample size |
|---|---|---|
| Complaint filed → summons served | 7 days | 48 cases |
| Complaint filed → judgment | 37 days | 2 cases |
Source: court docket entries. Only cases under active monitoring track through milestones. Cases without a documented filing or service event excluded.
Housing stock + distress signals (filing-weighted across 17 Pennsylvania counties)
Underlying housing stock and distress indicators across Pennsylvania counties where we track filings, weighted by filing volume so high-filing counties dominate the rollup. From US Census ACS 5-year data. National reference values shown for context.
| Indicator | Pennsylvania (weighted) | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 8.5% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 59.0% | 60.8% |
| Pre-1940 housing stock | 22.6% | 12.3% |
| Single-family detached share | 60.7% | 61.2% |
| Residents age 65 or older | 19.4% | 17.3% |
Source: US Census Bureau American Community Survey (ACS 2023 5-year), filing-weighted across 17 Pennsylvania counties.
New construction across Pennsylvania (2025)
Total housing permits filed across the 17 Pennsylvania counties we track. Trend signal on whether new housing demand is accelerating or contracting state-wide.
| Indicator | Value |
|---|---|
| Total housing units permitted (2025) | 8,611 |
| Year-over-year change (2024 → 2025) | -0.4% |
| Single-family share of permits | 66.4% |
| Single-family units permitted | 5,719 |
| Multifamily units permitted (2+ units per building) | 2,892 |
Source: US Census Bureau Building Permits Survey, summed across 17 Pennsylvania counties.
Rent benchmark (Pennsylvania HUD Fair Market Rents, filing-weighted)
HUD Fair Market Rents averaged across 17 Pennsylvania counties (spanning 13 metro areas), weighted by filing volume. FY 2026. Used to set Section 8 voucher amounts; investors use it as a defensible rent-estimate floor.
| Unit size | Weighted FMR / month |
|---|---|
| Efficiency / studio | $1,097 |
| 1-bedroom | $1,209 |
| 2-bedroom | $1,469 |
| 3-bedroom | $1,829 |
| 4-bedroom | $1,980 |
Source: US Department of Housing and Urban Development, Fair Market Rents (2026), filing-weighted across 17 Pennsylvania counties.
Macro context: home prices and national delinquency
Court-filing volume should be read against the broader housing-market backdrop. Pennsylvania's home prices 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.
Local-market benchmark
Demographics of the ZIPs where Pennsylvania filings cluster, weighted by filing count and benchmarked against Census ACS 2023 5-year:
| Indicator | Filing-weighted average |
|---|---|
| Median household income | $95,257 |
| Median home value | $306,117 |
| Owner-occupancy rate | 74.9% |
| Median gross rent | $1,327/mo |
Source: U.S. Census Bureau ACS 5-year estimates, filing-weighted across 10 top ZIPs.
The Pennsylvania pre-foreclosure visibility gap
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.
Full audit: Court-vs-aggregator coverage gap report.
Methodology and data sources
- Court filings sourced direct from county court dockets in Keystone's Pennsylvania coverage area via daily automated scrape. Court records are public information.
- Every filing is verified for current owner-of-record before inclusion. Entity-owned filings (LLCs, trusts, banks) and stale-owner filings are excluded.
- Property value figures come from third-party enrichment (80% coverage on this dataset).
- Individual case data, defendant names, and property addresses are not published. Reports show aggregated statistics only.
- See /reports/methodology for full data sources, sample sizes, and limitations.
- This report was generated 2026-06-04 from the live database.
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Cite: Keystone Court Data, "Pennsylvania Court Filings Intelligence," 2026-06-04, https://keystonecourtdata.com/reports/pa-court-filings-intelligence · Download data (CSV)