York County, Pennsylvania Court Filings Intelligence

• Filing volume cooling (-28.3%) — last 3 complete months (253 filings) vs prior 3 complete months (353 filings). Excludes the current calendar month (in progress).
• Max gross cap rate 13.3% at HUD Fair Market Rent — $16,020/year (2BR FMR × 12) on the $120,875 median estimated market value. Section-8-eligible rent ceiling; real-market rent typically exceeds FMR; excludes operating costs (taxes, insurance, maintenance, vacancy, management).
• 69.2% of filings are Equity Division Sale — the dominant lead category in York County during the observed window.

About York County

York County is a county in the Commonwealth of Pennsylvania, United States. As of the 2020 census, the population was 456,438. Its county seat is York. The county was created on August 19, 1749, from part of Lancaster County and named either after the Duke of York, an early patron of the Penn family, or for the city and county of York in England. The county is part of the South Central region of the state.

Source: Wikipedia

At a glance

Filing type breakdown

Each row is a distinct case verified for current owner-of-record before inclusion.

Monthly filing activity

Each row reflects new filings entering the dataset that month, after ownership verification. Most recent month may be partial.

Geographic concentration by ZIP

Top 10 ZIPs in York County account for 28.8% of all tracked filings, showing where distressed real estate activity clusters.

Based on filings with a parseable property address (38% of York County filings).

Property value distribution

Source: third-party property enrichment (85% coverage on York County filings). Median $120,875; mean $136,080.

Day-of-week filing pattern

Filings cluster Monday through Friday, with weekend filings essentially absent (court system closed). Computed for 3679 filings with a parseable date.

Building characteristics

Per-property details from third-party property enrichment, aggregated across the 3356 filings with characteristic data:

Housing stock + distress signals

Underlying housing stock and distress indicators across all 188608 York County housing units, from US Census ACS 5-year data. National reference values shown for context.

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. York County sits within the York-Hanover, PA. Used to set Section 8 voucher amounts; investors use it as a defensible rent-estimate floor for buy-to-rent underwriting.

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 York County from the US Census Building Permits Survey. Trend signal on whether new housing demand is accelerating or contracting in this market.

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

York 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.

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:

Source: U.S. Census Bureau ACS 5-year estimates, weighted by Keystone's filing volume across 6 top ZIPs.

Most active foreclosure plaintiffs in York 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.").

Source: plaintiff names extracted from York County foreclosure complaint text. Court records are public information.

Post-filing sale outcomes in York County

What happens to distressed properties after a court filing? By cross-referencing each filing's property with county assessor and deed-transfer records, we track which properties sold, how long the process took, and at what price. This analysis covers 3368 filings (91.5% of all 3679 filings) where parcel-level tracking is available.

Time from filing to sale

How quickly do distressed properties sell after a court filing is recorded? This distribution shows where post-filing sales cluster.

Sale rates by filing type

Not all distress types lead to property sales at the same rate. Foreclosures tend to result in eventual sales more often than probate or divorce filings.

How sales relate to the filing

Not every post-filing sale is caused by the court case. We classify each sale's relationship to the original filing so investors can focus on the highest-signal outcomes. 40.9% of confirmed sales were directly driven by the filing.

Source: county assessor and deed-transfer records cross-referenced with court filings by parcel ID. Sale outcomes tracked for 3368 of 3679 filings (91.5% parcel coverage). Timing based on 44 sales with valid filing and sale dates. Prices based on 14 sales with recorded sale amounts.

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 1000 properties with geocoded locations.

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. 1000 properties checked.

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.

Trend = recent 2-3 month volume vs prior 2-3 months (current partial month excluded). Positive = accelerating; negative = cooling.

Lender concentration analysis

Foreclosure activity is spread across many lenders, suggesting diverse distress sources rather than a single institutional wave.

HHI (Herfindahl-Hirschman Index): <1500 = competitive, 1500-2500 = moderate concentration, >2500 = highly concentrated. Based on 753 foreclosure filings with identified plaintiffs.

Seasonal filing patterns

Court filings peak in Mar and are lowest in Apr. The 20.1x peak-to-trough ratio suggests strong seasonal patterns — investors who time their outreach around Mar can reach more distressed homeowners.

Average filings per calendar month across all observed years. Relative column shows each month as a percentage of the peak month (Mar), with a 20.1x peak-to-trough ratio.

ZIP code distress hotspots

Distress is geographically dispersed across 53 ZIP codes, with no single area dominating.

Top 10 of 53 ZIP codes with filings.

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.

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.

Distress composition and shifts

Inherited Property, Pre-Foreclosure share is rising. Equity Division Sale, High Urgency Pre Foreclosure share is declining. High diversity in distress types suggests multiple independent factors driving court filings, not a single economic shock.

Distress diversity score: 2.06 (Shannon entropy; higher = more diverse distress sources). "Recent" = last 2 complete months; "Earlier" = all prior months.

Case Outcomes & Resolution Timeline

57.6% of tracked cases have reached a resolution, with a median time of 71 days from filing to resolution. The most common resolution is judgment entered (1839 cases, 87% of resolved).

Outcomes by Case Type

Based on 3659 court filings with docket event tracking. Based on a robust sample; percentages are reliable. Outcomes derived from docket entries (judgments, dismissals, sheriff sales, and settlement agreements). 1552 cases are still active or pending resolution.

Property Value Profile

The median assessed value of properties in court filings is $114,200. Divorce filings involve the highest-value properties (median $459,678), while Equity Division Sale filings trend lower (median $106,430). The largest segment (48.4%) falls in the $100K - $250K range.

Based on county assessor records for 3334 properties with court filings (90.6% of total filings). Values are tax-assessed amounts, not market listing prices.

Investment Opportunity Score by ZIP Code

Across 37 ZIP codes with sufficient court filing data, ZIP 17404 (York) ranks highest with an investment opportunity score of 71/100, driven by high filing volume (155 cases). 11 of 37 scored ZIPs are above the average score of 38.

Based on 3679 court filings across 37 ZIP codes. ZIPs with fewer than 3 filings are excluded. Property values from county assessor records. Absentee status from property ownership verification.

Distress Capital Analysis

$427,968,200 in assessed property value is currently tied up in 3334 court-filed properties. 86% of properties with equity data carry 20%+ equity, signaling owners with real financial stakes in resolution. Equity Division Sale filings represent the largest capital pool ($279,475,852 across 2303 properties).

Equity Position of Distressed Properties

Capital at Risk by Filing Type

Based on 3334 properties with assessor valuations (90.6% of 3679 total filings). Values are county assessor estimates. Equity calculated from estimated value vs outstanding mortgage balance where available.

Property Type Distribution

96.7% of distressed properties are classified as Residential, followed by Commercial (2.6%).

Property classifications from county assessor records for 3,283 properties (89.2% of total filings). Categories normalized from assessor codes.

Case Aging & Stall Analysis

1,119 cases (30.4%) have been active for over a year without resolution. Equity Division Sale cases resolve fastest (median 67 days), while High Urgency Pre Foreclosure cases take longest (median 175 days). 24 filings in the last <30 days represent fresh opportunities.

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.

Property Age & Distress Profile

3,325 filings (90.4% of scope) have year-built data. Pre-1960 properties are most common (51%). Newer properties (2000+) average $214,911 — 2.8x the value of Pre-1960 stock ($78,126). 1980–1999 cases resolve fastest (median 60d) vs 2000+ (106d).

Value trend: 2000+ properties average $214,911 — 2.75x the value of Pre-1960 stock ($78,126).

Construction year sourced from county tax assessor records. Value is assessed value from the most recent available tax assessment. Resolution timing based on court docket events.

Quarterly Filing Volume Trends

Filing trends across 17 comparable quarters show 3,679 tracked filings in York County. Most recent quarter (2026 Q2: 253) was rising vs prior (2025 Q4: 195, +29.7%).

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 $113,360, with the largest concentration (25.4%) in the $100K–$150K range. Stalled Project filings have the highest median value ($158,360) while Equity Division Sale filings are lowest ($105,380).

Assessed property values from county assessor records for 3,363 properties (91.4% of total filings). Values reflect tax-assessed amounts, not market price.

Ownership Duration Before Filing

The median ownership duration before a court filing is 9.2 years, with 46.7% of owners holding the property 10+ years (a strong equity signal for investors). Distressed Heir cases show the longest tenure (17.8 yr median) vs. Stalled Project (6.3 yr).

Duration calculated from last recorded property sale to court filing date for 3,198 properties (86.9% of total filings). Longer ownership often correlates with higher equity.

Repeat litigation patterns in York County

Of 3,550 unique property owners in court filings, 118 (3.3%) appear in multiple cases, including 9 with 3 or more filings. The most active repeat filer has 4 cases spanning 3 months. High Urgency Pre Foreclosure cases have the highest repeat rate at 6.0%.

Repeat rate by case type

Analysis based on 3,550 unique owner names across court filings. Repeat filers are property owners appearing in 2 or more distinct cases.

Serial distressed properties in York County

Of 2,171 unique properties in court filings, 59 (2.7%) have multiple filings (averaging 26.6 filings per property). Average time between repeat filings: 1 months. Distressed Heir properties have the highest repeat rate at 6.8%.

Serial distress rate by case type

Analysis based on 2,171 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 3,291 properties with assessed value breakdowns, the median land share is 23.9% (median land value $31,840, median improvement value $81,090). 84 properties (2.6%) are land-dominant (50%+ land value) — potential teardown or vacant-lot targets. Distressed Heir cases skew most land-heavy (median 28.0%) while Equity Division Sale skews most improvement-heavy (23.1%).

Land share distribution

Land share by case type

Analysis of 3,291 properties (89.5% of filings) with assessed land and improvement value breakdowns.

Prior sale value trajectory

Across 3,349 properties with purchase and assessed value data, the median value change since purchase is -9.1%. 1,917 properties (57.2%) are underwater (current assessed value below purchase price). Short-hold owners (<5 yr) show a median -32.6% value change vs +17.7% for long-hold (10+ yr). High Urgency Pre Foreclosure cases have the highest underwater rate (63.6%) while Inherited Property has the lowest (34.6%).

Value change distribution

Holding period vs value change

Value trajectory by case type

Analysis of 3,349 properties (91.0% of filings) with both prior sale price and current assessed value data.

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 York 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 (85% 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 2026-07-14 from the live database. Numbers reflect the dataset at that moment.

Top cities for filings within York County

Where filings concentrate inside York County, by parsed property city or township.

Share is computed against filings with a parsed property city (not against total York County filings — addresses missing the city portion are excluded from the denominator). Top 5 shown; smaller cities aggregate into the long tail.

Related Pennsylvania guides

Get the underlying York County filings

Subscribe to York County on Keystone Court Data and get day-of-filing access to every new property-related case as it hits the docket. One subscriber per county. 7-day free trial.

Want updates when new reports publish? Subscribe to the research RSS feed or follow keystonecourtdata.com.