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 your mortgage servicer to send an Act 91 Notice before initiating any foreclosure proceeding. This notice must include information about the availability of HUD-approved housing counselors and the Pennsylvania Homeowner Assistance Fund (PAHAF) at phfa.org. The Act 91 Notice opens a 30-day period during which you can apply for assistance, request a meeting with your servicer, or explore alternatives — and the lender cannot file a complaint during that window.
If the matter does proceed to court, Pennsylvania requires a conciliation conference before any foreclosure judgment can enter. At the Lebanon County Court of Common Pleas, this conference brings you, your lender, and a housing counselor together in a structured setting. Many homeowners who come prepared with documentation of their hardship, evidence of current income, and a realistic proposal reach loan modification or repayment agreement at this stage. Pennsylvania's foreclosure process runs nine to twelve months from first missed payment to completed sheriff's sale — you have more runway than you think.
The Pennsylvania Homeowner Assistance Fund provides grants — not loans — to eligible homeowners to cover mortgage arrearages, property taxes, utility arrearages, and homeowner's insurance shortfalls. Applications are submitted at phfa.org. Income limits apply, but the program is designed to serve working and middle-income households who hit a financial speed bump.
Lebanon County homeowners who received PAHAF assistance have used it to stop active foreclosure proceedings, catch up on multiple months of payments, and bring tax delinquencies current — all without taking on additional debt. If you haven't applied yet, do so immediately, even if you are uncertain whether you qualify. Processing takes time, and the sooner you apply, the more options you preserve.
A loan modification restructures your mortgage — extending the term, reducing the interest rate, or rolling arrearages into the principal balance — to make ongoing payments more manageable. Forbearance temporarily suspends or reduces your payment obligation for a defined period, with a repayment plan attached. Both are real options that lenders negotiate every day, and Lebanon County housing counselors at HUD-approved agencies can help you prepare a strong application.
However, modifications and forbearance agreements are not granted automatically, they take time, and they require your financial situation to have genuinely stabilized. If your income has not recovered and the underlying problem is still unresolved, a modification that reduces your payment by $200/month may only delay the inevitable while arrearages continue to grow. A candid assessment of your financial reality — with help from a housing counselor — is the most important step before choosing this path.
If you have equity in your Lebanon County home and the financial circumstances that caused the missed payments are not going to resolve quickly, a cash sale may be the most powerful option available to you. Selling stops the foreclosure process immediately, eliminates the mortgage obligation, and puts remaining equity in your pocket rather than losing it to carrying costs, legal fees, and a discounted sheriff's sale.
We purchase in Lebanon city, Palmyra, Annville, Cornwall, Cleona, Jonestown, Myerstown, and throughout Lebanon County. We buy in any condition — no repairs, no cleaning, no showings. We can close in 14 to 21 days, which is fast enough to stop an impending sheriff's sale in most circumstances. If you are behind on payments and weighing your options, a no-obligation cash offer gives you a real number to compare against the cost of staying and fighting.
Market data for Lebanon 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.