Most “we buy houses” companies can offer you one thing — a cash offer, almost certainly below market. As a licensed agent with 20 years of experience, I walk you through every option and tell you honestly which one serves you best.
Close in as few as 7 days. No showings, no repairs, no contingencies. Your home goes in front of thousands of investors simultaneously — they compete, you get a real number, not a single lowball.
List on the open market as-is — no repairs, no staging. In competitive markets, as-is listings attract multiple offers and often produce more than a single cash offer.
Light cleanup, priced right, sold fast — without a full renovation. Faster than traditional, higher than a deep-discount cash offer.
Own your home free and clear? Carry the note and collect monthly payments instead of a lump sum. Often achieves a higher total price over time.
Rent now, sell later. Lock in a future sale price today while collecting rent in the meantime.
Free 20-minute call with Dan. Every option on the table. No pressure, no pitch.
20+ years across Virginia, Maryland, DC and beyond. No situation I haven't seen. No judgment attached to any of them.
We can close in days — fast enough to stop the clock and protect your credit.
We handle the transaction so you can focus on what matters.
Bought as-is — full of belongings, no cleanout required.
You don't have to fix a thing. Buyers who want it exactly as it is.
Resolved at closing from your proceeds. We've navigated all of it.
Close on your timeline. Remote signing available.
Sell with tenants in place or vacant. Clean exit.
No judgment. Just options and a clear path forward.
Pennsylvania requires lenders to send an Act 91 Notice after mortgage delinquency before any foreclosure complaint can be filed. This notice triggers a mandatory 30-day window during which you can apply for the Pennsylvania Homeowner Assistance Fund (PAHAF) at phfa.org. PAHAF provides grants — not loans — to eligible homeowners to bring mortgages current. If you apply, the lender cannot file a foreclosure complaint while your application is under review.
Once a complaint is filed in the Dauphin County Court of Common Pleas, the court schedules a conciliation conference. Even after judgment, there are additional steps before a sheriff's sale can occur. The full process from first missed payment to completed sheriff's sale typically takes 9 to 12 months in Dauphin County. That is meaningful runway if you act decisively.
A pre-foreclosure cash sale is almost always better than letting a foreclosure run its course. In a sale, you control the timeline, receive any equity above the mortgage payoff, and avoid the credit damage of a completed foreclosure. A sheriff's sale offers none of those benefits — and Pennsylvania lenders can pursue a deficiency judgment for up to six years if the sale price does not cover the balance owed.
We specialize in situations exactly like yours. We have purchased homes in Harrisburg, Steelton, Colonial Park, Swatara Township, and across Dauphin County from owners who were one, two, three, or more payments behind. We make a fair offer quickly and can coordinate payoff of your mortgage balance directly with your lender at closing.
Even if you are several payments behind, you may have meaningful equity in your Dauphin County home. Harrisburg-area values have appreciated steadily over the past decade. A cash offer that pays off your loan, covers back payments and penalties, and puts several thousand dollars in your pocket is far better than a foreclosure that wipes out everything and follows you for years.
We assess your situation honestly. If the numbers do not work for a cash sale — if you owe more than the property is worth — we will tell you that directly and discuss other options including short sale or deed in lieu. We do not waste your time or ours.
The further along the foreclosure process gets, the fewer options you have. An Act 91 Notice period offers maximum flexibility. After a complaint is filed, options narrow. After judgment, they narrow further. If a sheriff's sale date has been scheduled, you are racing against a hard deadline. We have closed transactions in as little as ten business days when sellers had an urgent timeline. Call us as soon as you have a date.
Market data for Dauphin County is being updated. Check back shortly.
Call or fill out the form. 2 minutes. No commitment, no judgment. Dan personally handles every inquiry.
Dan walks you through every realistic path with honest numbers on each one. No pressure, no pitch.
Fast as 7 days or as long as 90. Your timeline, your call.
“Dan explained every option clearly. We did a wholetail and netted $40K more than the cash offer we got elsewhere.”
“Inherited my dad's house and had no idea what to do. Dan walked me through everything with zero pressure. Closed in 3 weeks.”
“Facing foreclosure and thought I had no options. Dan helped me sell fast and kept my credit intact. Called on a Tuesday, closed in 18 days.”
Based on Google reviews · Dan White, Pearson Smith Realty
No judgment. No obligation. No pressure. Just an honest conversation with someone who has been through it all — across Virginia, Maryland, DC, West Virginia, Delaware, and Pennsylvania.