Philadelphia County, Pennsylvania Court Filings Intelligence
Live court-record analysis of property-related filings (foreclosure, probate, divorce, partition, guardianship). Data sourced direct from Philadelphia County court dockets. Updated 2026-07-31. See methodology.
- Filing volume cooling (-45.3%) — last 3 complete months (5165 filings) vs prior 3 complete months (9435 filings). Excludes the current calendar month (in progress).
- 25.4% of filings are Motor Vehicle Accident — the dominant lead category in Philadelphia County during the observed window.
About Philadelphia County
Philadelphia County is the most populous of the 67 counties of Pennsylvania and the 24th-most populous county in the nation. As of the 2020 census, the county had a population of 1,603,797. It is coextensive with Philadelphia, the nation's sixth-largest city. The county is part of the Southeast Pennsylvania region of the state.
Source: Wikipedia
At a glance
126000 verified property-related court filings tracked across 48 months (Jan 2020 to Jan 2025).
2681 typical monthly filing volume.
0% of filings involve owners whose mailing address differs from the property address (0 of 126000 filings).
$n/a median estimated property value across the 0 filings with property-enrichment data (0% 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 | 115026 | 91.3% | |
| Tax Lien | 7833 | 6.2% | |
| Estate | 1959 | 1.6% | |
| Quiet Title | 865 | 0.7% | |
| Partition | 158 | 0.1% | |
| Real Estate Dispute | 133 | 0.1% | |
| Pre-Foreclosure | 26 | 0.0% |
Each row is a distinct case verified for current owner-of-record before inclusion.
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Monthly filing activity
| Month | Filings | vs prior | |
|---|---|---|---|
| Jan 2020 | 3805 | ||
| Feb 2020 | 3600 | -205 | |
| Mar 2020 | 2692 | -908 | |
| Apr 2020 | 1680 | -1012 | |
| May 2020 | 1931 | +251 | |
| Jun 2020 | 1863 | -68 | |
| Jul 2020 | 2117 | +254 | |
| Aug 2020 | 2283 | +166 | |
| Sep 2020 | 2227 | -56 | |
| Oct 2020 | 2304 | +77 | |
| Nov 2020 | 2397 | +93 | |
| Dec 2020 | 2343 | -54 | |
| Jan 2021 | 637 | -1706 | |
| Apr 2021 | 3040 | +2403 | |
| May 2021 | 2577 | -463 | |
| Jun 2021 | 2850 | +273 | |
| Jul 2021 | 2542 | -308 | |
| Aug 2021 | 2732 | +190 | |
| Sep 2021 | 2514 | -218 | |
| Oct 2021 | 2444 | -70 | |
| Nov 2021 | 2210 | -234 | |
| Dec 2021 | 2441 | +231 | |
| Jan 2022 | 2490 | +49 | |
| Feb 2022 | 2810 | +320 | |
| Mar 2022 | 3191 | +381 | |
| Apr 2022 | 2569 | -622 | |
| May 2022 | 2657 | +88 | |
| Jun 2022 | 2800 | +143 | |
| Jul 2022 | 2699 | -101 | |
| Aug 2022 | 3181 | +482 | |
| Sep 2022 | 2931 | -250 | |
| Oct 2022 | 2738 | -193 | |
| Nov 2022 | 2559 | -179 | |
| Dec 2022 | 2621 | +62 | |
| Jan 2023 | 3166 | +545 | |
| Feb 2023 | 2792 | -374 | |
| Mar 2023 | 3557 | +765 | |
| Apr 2023 | 3097 | -460 | |
| May 2023 | 3166 | +69 | |
| Jun 2023 | 2934 | -232 | |
| Jul 2023 | 2898 | -36 | |
| Aug 2023 | 3315 | +417 | |
| Sep 2023 | 3186 | -129 | |
| Oct 2023 | 3264 | +78 | |
| Nov 2023 | 2985 | -279 | |
| Dec 2023 | 2889 | -96 | |
| Jan 2024 | 2274 | -615 | |
| Jan 2025 | 2 | -2272 |
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 Philadelphia 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 Philadelphia County filings).
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Property value distribution
| Estimated value | Filings | Share |
|---|
Source: third-party property enrichment (0% coverage on Philadelphia County filings). Median $n/a; mean $n/a.
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Day-of-week filing pattern
| Day | Filings | Share | |
|---|---|---|---|
| Sun | 1012 | 0.8% | |
| Mon | 21996 | 17.5% | |
| Tue | 27985 | 22.2% | |
| Wed | 26723 | 21.2% | |
| Thu | 24233 | 19.2% | |
| Fri | 22297 | 17.7% | |
| Sat | 1754 | 1.4% |
Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 126000 filings with a parseable date.
Housing stock + distress signals
Underlying housing stock and distress indicators across all 739725 Philadelphia County housing units, from US Census ACS 5-year data. National reference values shown for context.
| Indicator | Philadelphia County | US average |
|---|---|---|
| Vacancy rate (incl. seasonal + for-sale) | 9.5% | 10.5% |
| Share of owner-occupied units carrying a mortgage | 59.7% | 60.8% |
| Pre-1940 housing stock | 39.9% | 12.3% |
| Single-family detached share of housing stock | 8.4% | 61.2% |
| Residents age 65 or older | 14.4% | 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 — the same FMRs apply to every county within the metro. Philadelphia 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 Philadelphia 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) | 3,366 |
| Year-over-year change (2024 → 2025) | +13.6% |
| Single-family share of permits (2025) | 19.5% |
| Single-family units permitted | 656 |
| Multifamily units permitted (2+ units per building) | 2,710 |
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
Philadelphia 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 |
|---|---|---|---|
| Motor Vehicle Accident | 31944 | 25.4% | -23.4% |
| Contracts Other | 12020 | 9.5% | -22.0% |
| Premises Liability, Slip/Fall | 10591 | 8.4% | -44.1% |
| Credit Card Collection | 8512 | 6.8% | -5.8% |
| Cmwlth Dept Of Rev/Tax Lien | 7833 | 6.2% | +11.9% |
| Residential Owner Occupied Mr | 5346 | 4.2% | -29.4% |
| Personal Injury Other | 3672 | 2.9% | -23.0% |
| Ejectment | 2994 | 2.4% | -31.4% |
| Cmwlth Labor & Industry Lien | 2411 | 1.9% | -36.2% |
| Self Assessed Taxes | 1822 | 1.4% | +66.7% |
| Confession Of Judgment | 1585 | 1.3% | -16.5% |
| Sequestration/Ws Lien | 1554 | 1.2% | -20.5% |
| Change Of Name (Adult) | 1495 | 1.2% | -45.3% |
| Malpractice Medical | 1452 | 1.2% | -19.0% |
| Not Residential Owner Occup Mr | 1372 | 1.1% | -6.4% |
| Subrogation Action | 1360 | 1.1% | -32.6% |
| Miscellaneous Petition | 1254 | 1.0% | +19.8% |
| Equity No Real Estate (Tro) | 1251 | 1.0% | +74.1% |
| Sequestration/Re Lien | 1180 | 0.9% | -6.2% |
| Mass Tort Risperdal | 988 | 0.8% | -61.7% |
| Mc Small Claims Appeals | 982 | 0.8% | -25.3% |
| Mass Tort Asbestos | 968 | 0.8% | +26.6% |
| Mt Vena Cava Filter | 879 | 0.7% | -20.0% |
| Quiet Title | 865 | 0.7% | -34.2% |
| Auction Motor Vehicle | 807 | 0.6% | -17.0% |
| Business District Lien | 790 | 0.6% | +10.8% |
| Center City Dist Assessed Lien | 740 | 0.6% | -7.9% |
| Product Liability | 680 | 0.5% | -13.3% |
| Mt Zantac | 644 | 0.5% | -- |
| Certified/Exemplified Judgment | 622 | 0.5% | -31.7% |
| Mc Denial To Open Judgment | 605 | 0.5% | -46.4% |
| Mc Supplemental Order | 580 | 0.5% | +8.5% |
| Real Property Other | 579 | 0.5% | -39.3% |
| Mc Landlord/Tenant | 574 | 0.5% | +6.2% |
| Penndot Motor Vehicle Appeals | 533 | 0.4% | -13.9% |
| Issuance Of Foreign Subpoena | 512 | 0.4% | -55.6% |
| Mt Paraquat Products | 508 | 0.4% | -41.8% |
| Contracts (Goods), Enforce | 507 | 0.4% | -28.3% |
| Construction Contract | 501 | 0.4% | +0.0% |
| Mt Essure | 494 | 0.4% | -80.4% |
| Fraud | 493 | 0.4% | -20.5% |
| City Business Tax Case | 480 | 0.4% | -20.0% |
| Equity Real Estate | 471 | 0.4% | -31.8% |
| Board Of Revision Of Taxes Mva | 451 | 0.4% | -40.0% |
| Replevin | 382 | 0.3% | -8.7% |
| Assault, Battery | 365 | 0.3% | -31.4% |
| Foreign Judgment | 364 | 0.3% | -52.8% |
| Bad Faith | 337 | 0.3% | +40.9% |
| Uninsured/Underinsured Savings | 327 | 0.3% | -18.2% |
| Personal Property Damage Other | 314 | 0.2% | +75.0% |
| Residential Reverse Mort Mr | 301 | 0.2% | -33.3% |
| Mt Roundup Products | 299 | 0.2% | +288.9% |
| Personal Injury Fela | 298 | 0.2% | +30.8% |
| Nursing Home Litigation | 294 | 0.2% | +21.7% |
| Phila Parking Authority | 290 | 0.2% | -50.0% |
| Penndot Susp Chemical Refusal | 274 | 0.2% | +23.1% |
| Employment, Wrongful Discharge | 270 | 0.2% | -36.8% |
| Pet Appt Conservator Act 135 | 252 | 0.2% | +71.4% |
| Insurance, Declaratory Judgmnt | 231 | 0.2% | +26.7% |
| Mt Glen Mills Schools | 222 | 0.2% | -64.6% |
| Libel, Slander, Misrepresent | 219 | 0.2% | -25.0% |
| Motor Vehicle Property Damage | 218 | 0.2% | +13.3% |
| Class Action | 210 | 0.2% | +12.5% |
| South St Head House Dist Lien | 203 | 0.2% | -66.4% |
| Misc Administrative Agency | 195 | 0.2% | -10.0% |
| Malpractice Legal | 192 | 0.2% | -50.0% |
| Pet Set Aside Nomination Pet | 178 | 0.1% | -- |
| Partition | 158 | 0.1% | +44.4% |
| Mt Elmiron | 153 | 0.1% | -- |
| Equity Lead Contamination | 147 | 0.1% | +20.0% |
| Malpractice Miscellaneous | 139 | 0.1% | +0.0% |
| Nunc Pro Tunc Petition | 138 | 0.1% | +60.0% |
| Us District Court | 136 | 0.1% | +9.1% |
| Landlord/Tenant Complaint | 135 | 0.1% | -74.1% |
| Board Of Revision Of Taxes Npt | 120 | 0.1% | -65.0% |
| Equity Real Estate (Tro) | 117 | 0.1% | -60.0% |
| City Of Phila Tax Collection | 115 | 0.1% | -50.0% |
| Penndot Author/Issue Auto Tags | 114 | 0.1% | -70.0% |
| Misc Summons | 111 | 0.1% | -14.3% |
| Zoning Board Of Adjustment | 110 | 0.1% | -40.0% |
| Equity No Real Estate | 104 | 0.1% | -50.0% |
| Wrongful Use Of Civil Process | 98 | 0.1% | +50.0% |
| Toxic Tort Eto Gas | 96 | 0.1% | -10.0% |
| Board Of Revision Of Taxes | 87 | 0.1% | +77.8% |
| Dram Shop | 86 | 0.1% | +0.0% |
| Dispute Re: Business Tort | 86 | 0.1% | -- |
| Election Matters | 84 | 0.1% | +37.5% |
| Confirm Arbitrators Award | 82 | 0.1% | +0.0% |
| Negotiable Instruments | 82 | 0.1% | -35.7% |
| Election Appoint Minority Insp | 79 | 0.1% | +72.4% |
| Personal Injury Abuse Fac 1 | 75 | 0.1% | -20.0% |
| Board Of License & Inspection | 71 | 0.1% | +62.5% |
| Tax Review Board | 61 | 0.0% | -- |
| R.E. Fraudulent Conveyance | 60 | 0.0% | +0.0% |
| Fair Housing Commission | 60 | 0.0% | -40.0% |
| Toxic Tort Personal Injury | 56 | 0.0% | -50.0% |
| Torts To Land | 55 | 0.0% | +0.0% |
| Assurance Voluntary Compliance | 39 | 0.0% | -- |
| Personal Injury Abuse Fac 2 | 39 | 0.0% | -76.9% |
| Phila Housing Authority | 37 | 0.0% | -- |
| Issuance Of Subpoena | 36 | 0.0% | -16.7% |
| Malpractice Dental | 36 | 0.0% | -- |
| Mandamus | 35 | 0.0% | +0.0% |
| Product Liability Formula | 35 | 0.0% | -79.3% |
| Partnership Dispute | 30 | 0.0% | -50.0% |
| Appt Arb/Compel Arbitration | 28 | 0.0% | +0.0% |
| Miscellaneous Judgment/Lien | 27 | 0.0% | -33.3% |
| L&I Firearms | 27 | 0.0% | -- |
| Pre-Foreclosure | 26 | 0.0% | +20.0% |
| Other Traffic Accident | 24 | 0.0% | -40.0% |
| Stockholders' Suits | 22 | 0.0% | -- |
| Pa Liquor Control Board | 21 | 0.0% | -- |
| Product Liability Injectafer | 20 | 0.0% | -- |
| Board Of Pensions & Retirement | 19 | 0.0% | -50.0% |
| Vacate/Modify Award | 19 | 0.0% | -- |
| Whistleblower Protection Act | 18 | 0.0% | -- |
| Mc Impounded Vehicle Appeal | 17 | 0.0% | -42.9% |
| Mt J&J Talc Powder (Ovarian) | 17 | 0.0% | -- |
| Rent, Lease, Or Ejectment | 17 | 0.0% | -- |
| Appoint Judge Of Elections | 15 | 0.0% | -44.4% |
| Dec Of Taking Eminent Domain | 15 | 0.0% | -- |
| Writ Of Execution | 14 | 0.0% | -- |
| Malpractice Accounting | 13 | 0.0% | -- |
| Pet Appt Board Of Viewers | 11 | 0.0% | -- |
| Transfer Structured Settlement | 11 | 0.0% | -- |
| Airplane, Aviation | 10 | 0.0% | -- |
| Personal Injury Abuse Ad | 10 | 0.0% | -- |
| Recover(Overpayment), Enforce | 10 | 0.0% | -- |
| Contract Product Liability | 10 | 0.0% | -- |
| Truth In Lending | 9 | 0.0% | -- |
| Dispute Sale Of Bus. Or Assets | 9 | 0.0% | -- |
| Enforce Subpoena (Cw Of Pa) | 9 | 0.0% | -- |
| Real Estate Brokers Lien | 9 | 0.0% | -40.0% |
| Civil Service Commission | 8 | 0.0% | -- |
| Transcript Of Proceedings | 8 | 0.0% | -40.0% |
| Real Estate Bail Lien | 7 | 0.0% | -- |
| Dispute Re: Non Compete | 7 | 0.0% | -- |
| Election Appoint Majority Insp | 7 | 0.0% | -- |
| Em Domain Appeal Board Of View | 7 | 0.0% | -- |
| Compel Medical Exam | 6 | 0.0% | -- |
| Constr. Contract Usc | 5 | 0.0% | -- |
| Constr. Contract Usc Brdgview | 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 Jan. Filing volume is relatively steady year-round.
| Month | Avg filings | Relative |
|---|---|---|
| Jan | 2062.3 | 66% |
| Feb | 3067.3 | 97% |
| Mar | 3146.7 | 100% |
| Apr | 2596.5 | 83% |
| May | 2582.8 | 82% |
| Jun | 2611.8 | 83% |
| Jul | 2564 | 81% |
| Aug | 2877.8 | 91% |
| Sep | 2714.5 | 86% |
| Oct | 2687.5 | 85% |
| Nov | 2537.8 | 81% |
| Dec | 2573.5 | 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 % |
|---|---|---|
| Motor Vehicle Accident | 31944 | 0.0% |
| Contracts Other | 12020 | 0.0% |
| Premises Liability, Slip/Fall | 10591 | 0.0% |
| Credit Card Collection | 8512 | 0.0% |
| Cmwlth Dept Of Rev/Tax Lien | 7833 | 0.0% |
| Residential Owner Occupied Mr | 5346 | 0.0% |
| Personal Injury Other | 3672 | 0.0% |
| Ejectment | 2994 | 0.0% |
| Cmwlth Labor & Industry Lien | 2411 | 0.0% |
| Self Assessed Taxes | 1822 | 0.0% |
| Confession Of Judgment | 1585 | 0.0% |
| Sequestration/Ws Lien | 1554 | 0.0% |
| Change Of Name (Adult) | 1495 | 0.0% |
| Malpractice Medical | 1452 | 0.0% |
| Not Residential Owner Occup Mr | 1372 | 0.0% |
| Subrogation Action | 1360 | 0.0% |
| Miscellaneous Petition | 1254 | 0.0% |
| Equity No Real Estate (Tro) | 1251 | 0.0% |
| Sequestration/Re Lien | 1180 | 0.0% |
| Mass Tort Risperdal | 988 | 0.0% |
| Mc Small Claims Appeals | 982 | 0.0% |
| Mass Tort Asbestos | 968 | 0.0% |
| Mt Vena Cava Filter | 879 | 0.0% |
| Quiet Title | 865 | 0.0% |
| Auction Motor Vehicle | 807 | 0.0% |
| Business District Lien | 790 | 0.0% |
| Center City Dist Assessed Lien | 740 | 0.0% |
| Product Liability | 680 | 0.0% |
| Mt Zantac | 644 | 0.0% |
| Certified/Exemplified Judgment | 622 | 0.0% |
| Mc Denial To Open Judgment | 605 | 0.0% |
| Mc Supplemental Order | 580 | 0.0% |
| Real Property Other | 579 | 0.0% |
| Mc Landlord/Tenant | 574 | 0.0% |
| Penndot Motor Vehicle Appeals | 533 | 0.0% |
| Issuance Of Foreign Subpoena | 512 | 0.0% |
| Mt Paraquat Products | 508 | 0.0% |
| Contracts (Goods), Enforce | 507 | 0.0% |
| Construction Contract | 501 | 0.0% |
| Mt Essure | 494 | 0.0% |
| Fraud | 493 | 0.0% |
| City Business Tax Case | 480 | 0.0% |
| Equity Real Estate | 471 | 0.0% |
| Board Of Revision Of Taxes Mva | 451 | 0.0% |
| Replevin | 382 | 0.0% |
| Assault, Battery | 365 | 0.0% |
| Foreign Judgment | 364 | 0.0% |
| Bad Faith | 337 | 0.0% |
| Uninsured/Underinsured Savings | 327 | 0.0% |
| Personal Property Damage Other | 314 | 0.0% |
| Residential Reverse Mort Mr | 301 | 0.0% |
| Mt Roundup Products | 299 | 0.0% |
| Personal Injury Fela | 298 | 0.0% |
| Nursing Home Litigation | 294 | 0.0% |
| Phila Parking Authority | 290 | 0.0% |
| Penndot Susp Chemical Refusal | 274 | 0.0% |
| Employment, Wrongful Discharge | 270 | 0.0% |
| Pet Appt Conservator Act 135 | 252 | 0.0% |
| Insurance, Declaratory Judgmnt | 231 | 0.0% |
| Mt Glen Mills Schools | 222 | 0.0% |
| Libel, Slander, Misrepresent | 219 | 0.0% |
| Motor Vehicle Property Damage | 218 | 0.0% |
| Class Action | 210 | 0.0% |
| South St Head House Dist Lien | 203 | 0.0% |
| Misc Administrative Agency | 195 | 0.0% |
| Malpractice Legal | 192 | 0.0% |
| Pet Set Aside Nomination Pet | 178 | 0.0% |
| Partition | 158 | 0.0% |
| Mt Elmiron | 153 | 0.0% |
| Equity Lead Contamination | 147 | 0.0% |
| Malpractice Miscellaneous | 139 | 0.0% |
| Nunc Pro Tunc Petition | 138 | 0.0% |
| Us District Court | 136 | 0.0% |
| Landlord/Tenant Complaint | 135 | 0.0% |
| Board Of Revision Of Taxes Npt | 120 | 0.0% |
| Equity Real Estate (Tro) | 117 | 0.0% |
| City Of Phila Tax Collection | 115 | 0.0% |
| Penndot Author/Issue Auto Tags | 114 | 0.0% |
| Misc Summons | 111 | 0.0% |
| Zoning Board Of Adjustment | 110 | 0.0% |
| Equity No Real Estate | 104 | 0.0% |
| Wrongful Use Of Civil Process | 98 | 0.0% |
| Toxic Tort Eto Gas | 96 | 0.0% |
| Board Of Revision Of Taxes | 87 | 0.0% |
| Dram Shop | 86 | 0.0% |
| Dispute Re: Business Tort | 86 | 0.0% |
| Election Matters | 84 | 0.0% |
| Confirm Arbitrators Award | 82 | 0.0% |
| Negotiable Instruments | 82 | 0.0% |
| Election Appoint Minority Insp | 79 | 0.0% |
| Personal Injury Abuse Fac 1 | 75 | 0.0% |
| Board Of License & Inspection | 71 | 0.0% |
| Tax Review Board | 61 | 0.0% |
| R.E. Fraudulent Conveyance | 60 | 0.0% |
| Fair Housing Commission | 60 | 0.0% |
| Toxic Tort Personal Injury | 56 | 0.0% |
| Torts To Land | 55 | 0.0% |
| Assurance Voluntary Compliance | 39 | 0.0% |
| Personal Injury Abuse Fac 2 | 39 | 0.0% |
| Phila Housing Authority | 37 | 0.0% |
| Issuance Of Subpoena | 36 | 0.0% |
| Malpractice Dental | 36 | 0.0% |
| Mandamus | 35 | 0.0% |
| Product Liability Formula | 35 | 0.0% |
| Partnership Dispute | 30 | 0.0% |
| Appt Arb/Compel Arbitration | 28 | 0.0% |
| Miscellaneous Judgment/Lien | 27 | 0.0% |
| L&I Firearms | 27 | 0.0% |
| Pre-Foreclosure | 26 | 0.0% |
| Other Traffic Accident | 24 | 0.0% |
| Stockholders' Suits | 22 | 0.0% |
| Pa Liquor Control Board | 21 | 0.0% |
| Product Liability Injectafer | 20 | 0.0% |
| Board Of Pensions & Retirement | 19 | 0.0% |
| Vacate/Modify Award | 19 | 0.0% |
| Whistleblower Protection Act | 18 | 0.0% |
| Mc Impounded Vehicle Appeal | 17 | 0.0% |
| Mt J&J Talc Powder (Ovarian) | 17 | 0.0% |
| Rent, Lease, Or Ejectment | 17 | 0.0% |
| Appoint Judge Of Elections | 15 | 0.0% |
| Dec Of Taking Eminent Domain | 15 | 0.0% |
| Writ Of Execution | 14 | 0.0% |
| Malpractice Accounting | 13 | 0.0% |
| Pet Appt Board Of Viewers | 11 | 0.0% |
| Transfer Structured Settlement | 11 | 0.0% |
| Airplane, Aviation | 10 | 0.0% |
| Personal Injury Abuse Ad | 10 | 0.0% |
| Recover(Overpayment), Enforce | 10 | 0.0% |
| Contract Product Liability | 10 | 0.0% |
| Truth In Lending | 9 | 0.0% |
| Dispute Sale Of Bus. Or Assets | 9 | 0.0% |
| Enforce Subpoena (Cw Of Pa) | 9 | 0.0% |
| Real Estate Brokers Lien | 9 | 0.0% |
| Civil Service Commission | 8 | 0.0% |
| Transcript Of Proceedings | 8 | 0.0% |
| Real Estate Bail Lien | 7 | 0.0% |
| Dispute Re: Non Compete | 7 | 0.0% |
| Election Appoint Majority Insp | 7 | 0.0% |
| Em Domain Appeal Board Of View | 7 | 0.0% |
| Compel Medical Exam | 6 | 0.0% |
| Constr. Contract Usc | 5 | 0.0% |
| Constr. Contract Usc Brdgview | 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
Credit Card Collection, Center City Dist Assessed Lien share is rising. Motor Vehicle Accident 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 |
|---|---|---|---|
| Motor Vehicle Accident | 20.1% | 25.4% | -5.3pp (falling) |
| Credit Card Collection | 12.3% | 6.7% | +5.6pp (rising) |
| Cmwlth Dept Of Rev/Tax Lien | 9.2% | 6.2% | +3.0pp |
| Center City Dist Assessed Lien | 8.0% | 0.5% | +7.5pp (rising) |
| Premises Liability, Slip/Fall | 7.2% | 8.4% | -1.2pp |
| Contracts Other | 7.1% | 9.6% | -2.5pp |
| Residential Owner Occupied Mr | 4.5% | 4.2% | +0.3pp |
| Personal Injury Other | 2.5% | 2.9% | -0.4pp |
| Not Residential Owner Occup Mr | 2.0% | 1.1% | +0.9pp |
| Ejectment | 1.7% | 2.4% | -0.7pp |
| Equity No Real Estate (Tro) | 1.6% | 1.0% | +0.6pp |
| Sequestration/Ws Lien | 1.5% | 1.2% | +0.3pp |
| Cmwlth Labor & Industry Lien | 1.5% | 1.9% | -0.4pp |
| Miscellaneous Petition | 1.4% | 1.0% | +0.4pp |
| Malpractice Medical | 1.2% | 1.2% | +0.0pp |
| Mc Supplemental Order | 1.0% | 0.5% | +0.5pp |
| Mt Paraquat Products | 0.8% | 0.4% | +0.4pp |
| Mc Landlord/Tenant | 0.8% | 0.4% | +0.4pp |
| Self Assessed Taxes | 0.7% | 1.5% | -0.8pp |
| Certified/Exemplified Judgment | 0.7% | 0.5% | +0.2pp |
| Replevin | 0.7% | 0.3% | +0.4pp |
| Mc Small Claims Appeals | 0.7% | 0.8% | -0.1pp |
| Contracts (Goods), Enforce | 0.6% | 0.4% | +0.2pp |
| Fraud | 0.5% | 0.4% | +0.1pp |
| Subrogation Action | 0.5% | 1.1% | -0.6pp |
| Change Of Name (Adult) | 0.5% | 1.2% | -0.7pp |
| Construction Contract | 0.5% | 0.4% | +0.1pp |
| Issuance Of Foreign Subpoena | 0.5% | 0.4% | +0.1pp |
| Confession Of Judgment | 0.5% | 1.3% | -0.8pp |
| Auction Motor Vehicle | 0.5% | 0.6% | -0.1pp |
| Bad Faith | 0.4% | 0.3% | +0.1pp |
| Mt Roundup Products | 0.4% | 0.2% | +0.2pp |
| Quiet Title | 0.4% | 0.7% | -0.3pp |
| Penndot Motor Vehicle Appeals | 0.4% | 0.4% | +0.0pp |
| Nursing Home Litigation | 0.4% | 0.2% | +0.2pp |
| Product Liability | 0.4% | 0.5% | -0.1pp |
| Foreign Judgment | 0.3% | 0.3% | +0.0pp |
| Personal Injury Fela | 0.3% | 0.2% | +0.1pp |
| Pet Appt Conservator Act 135 | 0.3% | 0.2% | +0.1pp |
| Mt Glen Mills Schools | 0.3% | 0.2% | +0.1pp |
| South St Head House Dist Lien | 0.3% | 0.2% | +0.1pp |
| Mass Tort Asbestos | 0.3% | 0.8% | -0.5pp |
| Assault, Battery | 0.3% | 0.3% | +0.0pp |
| Personal Property Damage Other | 0.3% | 0.2% | +0.1pp |
| Board Of Revision Of Taxes Npt | 0.2% | 0.1% | +0.1pp |
| Phila Parking Authority | 0.2% | 0.2% | +0.0pp |
| Insurance, Declaratory Judgmnt | 0.2% | 0.2% | +0.0pp |
| Class Action | 0.2% | 0.2% | +0.0pp |
| Transfer Structured Settlement | 0.2% | 0.0% | +0.2pp |
| Board Of Revision Of Taxes Mva | 0.2% | 0.4% | -0.2pp |
| Residential Reverse Mort Mr | 0.2% | 0.2% | +0.0pp |
| Penndot Susp Chemical Refusal | 0.2% | 0.2% | +0.0pp |
| Uninsured/Underinsured Savings | 0.1% | 0.3% | -0.2pp |
| Equity No Real Estate | 0.1% | 0.1% | +0.0pp |
| Nunc Pro Tunc Petition | 0.1% | 0.1% | +0.0pp |
| Dram Shop | 0.1% | 0.1% | +0.0pp |
| Real Property Other | 0.1% | 0.5% | -0.4pp |
| Landlord/Tenant Complaint | 0.1% | 0.1% | +0.0pp |
| Malpractice Legal | 0.1% | 0.2% | -0.1pp |
| Motor Vehicle Property Damage | 0.1% | 0.2% | -0.1pp |
| Torts To Land | 0.1% | 0.0% | +0.1pp |
| Partition | 0.1% | 0.1% | +0.0pp |
| Equity Real Estate | 0.1% | 0.4% | -0.3pp |
| Misc Summons | 0.1% | 0.1% | +0.0pp |
| Misc Administrative Agency | 0.1% | 0.2% | -0.1pp |
| Mc Denial To Open Judgment | 0.1% | 0.5% | -0.4pp |
| Constr. Contract Usc Brdgview | 0.0% | 0.0% | +0.0pp |
| Equity Lead Contamination | 0.0% | 0.1% | -0.1pp |
| Transcript Of Proceedings | 0.0% | 0.0% | +0.0pp |
| Recover(Overpayment), Enforce | 0.0% | 0.0% | +0.0pp |
| Product Liability Injectafer | 0.0% | 0.0% | +0.0pp |
| Equity Real Estate (Tro) | 0.0% | 0.1% | -0.1pp |
| Exhume Body | 0.0% | 0.0% | +0.0pp |
| Oaths Of Office Misc | 0.0% | 0.0% | +0.0pp |
| Personal Injury Abuse Fac 2 | 0.0% | 0.0% | +0.0pp |
| Dispute Re: Business Tort | 0.0% | 0.1% | -0.1pp |
| Mt Elmiron | 0.0% | 0.1% | -0.1pp |
| Equity Vacant Property W D | 0.0% | 0.0% | +0.0pp |
| Phila Housing Authority | 0.0% | 0.0% | +0.0pp |
| Board Of Pensions & Retirement | 0.0% | 0.0% | +0.0pp |
| Approved Sureties | 0.0% | 0.0% | +0.0pp |
| Mc Red Light Violation Appeal | 0.0% | 0.0% | +0.0pp |
| Mt Vena Cava Filter | 0.0% | 0.7% | -0.7pp |
| Board Of Revision Of Taxes | 0.0% | 0.1% | -0.1pp |
| Mt J&J Talc Powder (Ovarian) | 0.0% | 0.0% | +0.0pp |
| Other Traffic Accident | 0.0% | 0.0% | +0.0pp |
| Mass Tort Risperdal | 0.0% | 0.8% | -0.8pp |
| Election Matters | 0.0% | 0.1% | -0.1pp |
| Oath Of Office Judiciary | 0.0% | 0.0% | +0.0pp |
| Pa Liquor Control Board | 0.0% | 0.0% | +0.0pp |
| Judgment Indexed/Family Court | 0.0% | 0.0% | +0.0pp |
| Em Domain Appeal Board Of View | 0.0% | 0.0% | +0.0pp |
| Employment, Wrongful Discharge | 0.0% | 0.2% | -0.2pp |
| Mandamus | 0.0% | 0.0% | +0.0pp |
| Pre-Foreclosure | 0.0% | 0.0% | +0.0pp |
| Airplane, Aviation | 0.0% | 0.0% | +0.0pp |
| Real Estate Bail Lien | 0.0% | 0.0% | +0.0pp |
| Vacate/Modify Award | 0.0% | 0.0% | +0.0pp |
| Product Liability Formula | 0.0% | 0.0% | +0.0pp |
| Dispute Sale Of Bus. Or Assets | 0.0% | 0.0% | +0.0pp |
| Confirm Arbitrators Award | 0.0% | 0.1% | -0.1pp |
| Real Estate Brokers Lien | 0.0% | 0.0% | +0.0pp |
| Amend Birth Records | 0.0% | 0.0% | +0.0pp |
| Mt Essure | 0.0% | 0.4% | -0.4pp |
| Toxic Tort Eto Gas | 0.0% | 0.1% | -0.1pp |
| Wrongful Use Of Civil Process | 0.0% | 0.1% | -0.1pp |
| Malpractice Miscellaneous | 0.0% | 0.1% | -0.1pp |
| Assurance Voluntary Compliance | 0.0% | 0.0% | +0.0pp |
| Toxic Waste, Contamination | 0.0% | 0.0% | +0.0pp |
| Misc Notice | 0.0% | 0.0% | +0.0pp |
| Pet Appt Board Of Viewers | 0.0% | 0.0% | +0.0pp |
| Equity/Labor | 0.0% | 0.0% | +0.0pp |
| Contract Product Liability | 0.0% | 0.0% | +0.0pp |
| Civil Service Commission | 0.0% | 0.0% | +0.0pp |
| School District Phila | 0.0% | 0.0% | +0.0pp |
| Malpractice Accounting | 0.0% | 0.0% | +0.0pp |
| Appoint Judge Of Elections | 0.0% | 0.0% | +0.0pp |
| Dispute Re: Non Compete | 0.0% | 0.0% | +0.0pp |
| Board Of License & Inspection | 0.0% | 0.1% | -0.1pp |
| Mt Hair Relaxer Products | 0.0% | 0.0% | +0.0pp |
| Enforce Subpoena (Cw Of Pa) | 0.0% | 0.0% | +0.0pp |
| Libel, Slander, Misrepresent | 0.0% | 0.2% | -0.2pp |
| Business District Lien | 0.0% | 0.6% | -0.6pp |
| Rent, Lease, Or Ejectment | 0.0% | 0.0% | +0.0pp |
| Ojr Administrative Docket | 0.0% | 0.0% | +0.0pp |
| Constr. Contract Usc | 0.0% | 0.0% | +0.0pp |
| Writ Of Execution | 0.0% | 0.0% | +0.0pp |
| Compel Medical Exam | 0.0% | 0.0% | +0.0pp |
| Tax Review Board | 0.0% | 0.0% | +0.0pp |
| Constr. Contract Usc Hopest | 0.0% | 0.0% | +0.0pp |
| Dec Of Taking Eminent Domain | 0.0% | 0.0% | +0.0pp |
| Office Of Admin Review | 0.0% | 0.0% | +0.0pp |
| Stockholders' Suits | 0.0% | 0.0% | +0.0pp |
| Fair Housing Commission | 0.0% | 0.0% | +0.0pp |
| Miscellaneous Judgment/Lien | 0.0% | 0.0% | +0.0pp |
| L&I Firearms | 0.0% | 0.0% | +0.0pp |
| Personal Injury Abuse Ad | 0.0% | 0.0% | +0.0pp |
| Notice To Resume Prior Surname | 0.0% | 0.0% | +0.0pp |
| Truth In Lending | 0.0% | 0.0% | +0.0pp |
| Zoning Board Of Adjustment | 0.0% | 0.1% | -0.1pp |
| Whistleblower Protection Act | 0.0% | 0.0% | +0.0pp |
| Election Appoint Majority Insp | 0.0% | 0.0% | +0.0pp |
| Sequestration/Re Lien | 0.0% | 1.0% | -1.0pp |
| Dispute Re: Surety Bond | 0.0% | 0.0% | +0.0pp |
| Negotiable Instruments | 0.0% | 0.1% | -0.1pp |
| City Of Phila Tax Collection | 0.0% | 0.1% | -0.1pp |
| Issuance Of Subpoena | 0.0% | 0.0% | +0.0pp |
| Personal Injury Abuse Fac 1 | 0.0% | 0.1% | -0.1pp |
| Mc Impounded Vehicle Appeal | 0.0% | 0.0% | +0.0pp |
| Pet Set Aside Nomination Pet | 0.0% | 0.1% | -0.1pp |
| Judgment On Arrearages | 0.0% | 0.0% | +0.0pp |
| Appt Arb/Compel Arbitration | 0.0% | 0.0% | +0.0pp |
| Liquor Control Enforcement | 0.0% | 0.0% | +0.0pp |
| Penndot Author/Issue Auto Tags | 0.0% | 0.1% | -0.1pp |
| Election Appoint Minority Insp | 0.0% | 0.1% | -0.1pp |
| Partnership Dispute | 0.0% | 0.0% | +0.0pp |
| R.E. Fraudulent Conveyance | 0.0% | 0.0% | +0.0pp |
| City Business Tax Case | 0.0% | 0.4% | -0.4pp |
| Malpractice Dental | 0.0% | 0.0% | +0.0pp |
| Mt Zantac | 0.0% | 0.5% | -0.5pp |
| Toxic Tort Personal Injury | 0.0% | 0.0% | +0.0pp |
| Us District Court | 0.0% | 0.1% | -0.1pp |
Distress diversity score: 4.34 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.
Case Aging & Stall Analysis
126,000 cases (100.0%) have been active for over a year without resolution. 2 filings in the last 1-2 years represent fresh opportunities.
| Age | Total | Resolved | Still active | Resolution rate |
|---|---|---|---|---|
| 1-2 years | 2 | 0 | 2 | 0.0% |
| 2+ years | 125,998 | 0 | 125,998 | 0.0% |
Resolution speed by case type
| Case type | Total | Resolved | Rate | Median days |
|---|---|---|---|---|
| Motor Vehicle Accident | 31,944 | 0 | 0.0% | — |
| Contracts Other | 12,020 | 0 | 0.0% | — |
| Premises Liability, Slip/Fall | 10,591 | 0 | 0.0% | — |
| Credit Card Collection | 8,512 | 0 | 0.0% | — |
| Cmwlth Dept Of Rev/Tax Lien | 7,833 | 0 | 0.0% | — |
| Residential Owner Occupied Mr | 5,346 | 0 | 0.0% | — |
| Personal Injury Other | 3,672 | 0 | 0.0% | — |
| Ejectment | 2,994 | 0 | 0.0% | — |
| Cmwlth Labor & Industry Lien | 2,411 | 0 | 0.0% | — |
| Self Assessed Taxes | 1,822 | 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 8 comparable quarters show 70,495 tracked filings in Philadelphia County. Most recent quarter (2023 Q4: 9,138) was stable vs prior (2023 Q3: 9,399, -2.8%).
| Quarter | Total | Motor Vehicle Accident | Contracts Other | Premises Liability, Slip/Fall | Credit Card Collection |
|---|---|---|---|---|---|
| 2022 Q1 | 8491 | 1916 (22.6%) | 842 (9.9%) | 604 (7.1%) | 662 (7.8%) |
| 2022 Q2 | 8026 | 1888 (23.5%) | 861 (10.7%) | 584 (7.3%) | 439 (5.5%) |
| 2022 Q3 | 8811 | 2074 (23.5%) | 903 (10.2%) | 676 (7.7%) | 495 (5.6%) |
| 2022 Q4 | 7918 | 1886 (23.8%) | 786 (9.9%) | 678 (8.6%) | 385 (4.9%) |
| 2023 Q1 | 9515 | 2090 (22.0%) | 869 (9.1%) | 839 (8.8%) | 631 (6.6%) |
| 2023 Q2 | 9197 | 2252 (24.5%) | 947 (10.3%) | 625 (6.8%) | 791 (8.6%) |
| 2023 Q3 | 9399 | 2287 (24.3%) | 857 (9.1%) | 703 (7.5%) | 969 (10.3%) |
| 2023 Q4 | 9138 | 2019 (22.1%) | 761 (8.3%) | 623 (6.8%) | 878 (9.6%) |
Only comparable quarters shown (collection ramp-up periods excluded). Filing dates from verified court records. Current partial quarter excluded from trend calculations.
Repeat litigation patterns in Philadelphia County
Of 80,815 unique property owners in court filings, 9,326 (11.5%) appear in multiple cases, including 2,915 with 3 or more filings. The most active repeat filer has 1737 cases spanning 49 months. South St Head House Dist Lien cases have the highest repeat rate at 79.4%.
Repeat rate by case type
| Case type | Repeat owners | Total owners | Repeat rate |
|---|---|---|---|
| Motor Vehicle Accident | 2609 | 26270 | 9.9% |
| Contracts Other | 1514 | 8229 | 18.4% |
| Credit Card Collection | 1120 | 7736 | 14.5% |
| Premises Liability, Slip/Fall | 1485 | 6567 | 22.6% |
| Cmwlth Dept Of Rev/Tax Lien | 1337 | 6419 | 20.8% |
| Residential Owner Occupied Mr | 702 | 4950 | 14.2% |
| Personal Injury Other | 774 | 2860 | 27.1% |
| Ejectment | 260 | 2305 | 11.3% |
Analysis based on 80,815 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.
Serial distressed properties in Philadelphia County
Of 550 unique properties in court filings, 12 (2.2%) have multiple filings. Credit Card Collection properties have the highest repeat rate at 6.2%.
Serial distress rate by case type
| Case type | Serial properties | Total properties | Serial rate |
|---|---|---|---|
| Motor Vehicle Accident | 2 | 92 | 2.2% |
| Credit Card Collection | 4 | 64 | 6.2% |
Analysis based on 550 unique property addresses across court filings. Serial distressed properties have 2 or more distinct case filings at the same address.
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 Philadelphia 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 (0% coverage on this dataset).
- Individual case data, defendant names, and property addresses are not published. Reports show aggregated statistics only.
- The methodology page at /reports/methodology documents data sources, sample sizes, and known limitations in detail.
- This report was generated 2026-07-31 from the live database. Numbers reflect the dataset at that moment.
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Cite: Keystone Court Data, "Philadelphia County Pennsylvania Court Filings Intelligence," 2026-07-31, https://keystonecourtdata.com/reports/philadelphia-pa-court-filings-intelligence · Download data (CSV)