How does Pennsylvania's judicial foreclosure timeline affect my options if I've missed payments in Easton?

Pennsylvania requires lenders to go through the court system to foreclose - there's no out-of-court shortcut. From the first missed payment, you're typically looking at 9 to 15 months before a Northampton County sheriff's sale is scheduled and confirmed. Before your lender even files a complaint in court, they must send an Act 6 or Act 91 pre-foreclosure notice giving you at least 30 days to cure the default or explore alternatives. That notice is not the end - it's actually one of the earliest warning signs, and you still have meaningful time to act. Selling to a cash buyer before the sheriff's sale is scheduled can stop the clock entirely. Once you close, the mortgage gets paid off at settlement and the foreclosure action has nothing left to attach to. If you've already received a notice or a court filing, the sooner you get a cash offer in hand, the more options you keep open.

Do you buy houses in College Hill, West Ward, or South Side Easton?

Yes - we buy in every Easton neighborhood, including College Hill, West Ward, South Side, Downtown Easton, Palmer Township, Forks Township, Wilson Borough, and West Easton. We also buy in the 18042, 18040, and 18045 zip codes. A lot of the properties we see in West Ward and South Side are older rowhouses and multi-family conversions - homes built before 1950 with deferred maintenance, aging mechanicals, or code issues that would make a traditional listing difficult. Condition doesn't disqualify a property from our cash offer process. We factor it into the number rather than asking you to fix it first.

How is the cash offer calculated? What actually drives the number?

The offer starts with what similar homes have sold for in your area after they've been fully repaired and updated - what investors call the after-repair value, or ARV. From that number, we subtract the estimated cost to bring the property up to retail condition, a margin to cover holding costs and risk, and our transaction costs. What's left is what we can pay you in cash. For older properties in Easton's urban core - think pre-1950 rowhouses in the West Ward or South Side, or multi-family buildings with deferred maintenance - repair estimates tend to run higher, and comparable sales in those blocks can vary a lot depending on proximity to the Delaware River and the New Jersey buyer pool across in Phillipsburg. We walk through this math with you transparently so you understand where your number comes from, not just what it is.

I inherited a property in Easton. Can I sell before probate is finished in Pennsylvania?

In Pennsylvania, an estate is opened at the Register of Wills in the county where the deceased lived - in this case, Northampton County. Once the Register of Wills appoints a personal representative (called an executor if named in the will, or an administrator if not), that person generally has the legal authority to sell real estate on behalf of the estate. You typically do not need a separate court order to sell, unless the will limits those powers or the estate is disputed. Simplified procedures exist for small estates, and a title company can walk through what documentation they'll need at closing - usually Letters Testamentary or Letters of Administration from the Register of Wills. If the estate is straightforward and the personal representative is ready to act, we can move quickly. If you're still in early stages, we're happy to explain the process while you sort out paperwork.

Who handles the closing in Pennsylvania? Do I need a lawyer?

Pennsylvania is a title company state - you do not need to hire an attorney to close a real estate transaction, though you can if you want one. Closing is coordinated through a licensed title or settlement company that handles the payoff of any existing mortgage, preparation of the deed, transfer tax filings, and disbursement of funds. The deed gets recorded with Northampton County after closing. The process is formal and fully documented - it's not a handshake transaction. You'll receive a settlement statement showing every dollar in and out, and the title company insures the chain of title so there are no surprises on ownership after the fact.

What closing costs will I actually owe as the seller in a Pennsylvania cash sale?

Pennsylvania has a realty transfer tax of 1% at the state level, plus most municipalities and school districts add another 1% - so the total is typically around 2% of the sale price. By custom, this is often split evenly between buyer and seller, meaning you'd typically owe around 1% of the sale price in transfer tax. On a &dollar;200,000 transaction, that's roughly &dollar;2,000 on your side - though it's negotiable, and we can discuss how transfer tax is handled in our offer. Beyond transfer tax, sellers in a cash transaction generally don't owe agent commissions (there's no listing agent), and we don't charge transaction fees. Your settlement statement will show the mortgage payoff if there's a balance, any outstanding liens, prorated taxes, and the transfer tax line. No hidden deductions.

What if there's still a mortgage or liens on my Easton property?

Having a mortgage or liens doesn't prevent the sale - it just means they get paid off at closing before you receive your net proceeds. The title company pulls a payoff from your lender and contacts any lien holders (unpaid contractors, tax liens, judgment liens) to get satisfaction amounts. Everything gets resolved at settlement so the buyer receives a clear title. If what you owe is close to or exceeds what the property is worth, that's a short sale situation and the process is more complicated - we can talk through whether that applies to your property specifically.

My Easton rental has tenants in it. Can you still buy it?

Yes. We buy tenant-occupied properties. Whether there's a lease in place, a month-to-month situation, or a more complicated occupancy issue, we factor that into the offer and take it from there. You don't need to evict anyone or wait for the property to be vacant before we can close.

How quickly can I actually close, and what does the timeline look like?

After you submit your property information, we typically send a cash offer within 24 hours. If you accept, we open title with a licensed Pennsylvania settlement company and schedule closing - most closings happen within 7 to 14 days, though we can work around your schedule if you need more time. The timeline depends partly on how quickly the title search comes back and whether there are any liens or estate documents that need to be assembled. For a straightforward single-family home with clear title in Easton, two weeks from signed contract to funded closing is realistic.

Sell Your House Fast in Easton, Pennsylvania. Your Timeline, Your Terms.

A direct cash offer puts you in control, whether you're in College Hill, the West Ward, or anywhere across Northampton County. No repairs, no agent commissions, no showings.

✓ Cash offer in 24 hours

✓ Any condition accepted

✓ Zero agent commissions

✓ Your closing date, your choice

✓ Licensed Pennsylvania title company

Prefer to talk first? Call us at (833) 330-1625

Ready to move on from your Easton property? Enter your address and we'll get to work.

We review your property and follow up with a no-obligation cash offer. No pressure, no commitment required.

Your information is kept private and never shared with third parties.

Getting your offer ready...

From Foreclosure Notices to Inherited Rowhouses - We Buy Easton Properties in Every Situation

Easton's housing stock tells a story. Pre-1950 rowhouses in the West Ward and South Side, multi-family conversions near Downtown, older single-family homes in College Hill that haven't been updated in decades. If you own one of these properties and need to sell, you already know a traditional listing isn't always the right answer. Here's who we typically work with - and why a cash sale makes sense for each situation. For broader context on the Easton market, Pennsylvania realtors selling advice covers what traditional sellers face.

Facing Foreclosure or a Sheriff Sale

Pennsylvania uses a judicial foreclosure process - meaning the lender has to go through the Northampton County courts before a sheriff's sale can be scheduled. That process typically takes 9 to 15 months from your first missed payment. If you've received an Act 6 or Act 91 pre-foreclosure notice, you still have time. A cash sale can stop the process before the sale date is set - and before the public record of a foreclosure follows you. Read more about selling a house during foreclosure or go directly to Stop foreclosure on your Easton home.

Inherited Property You Didn't Ask For

An inherited home in Easton - especially an older rowhouse in the West Ward or a multi-unit on the South Side - often comes with deferred maintenance, estate complications, and carrying costs that add up fast. If the estate has been opened through the Northampton County Register of Wills and a personal representative has been appointed, that person can generally sell the property without a separate court order. We work through the process with you and your estate attorney if needed - no pressure, no rushed decisions.

Landlord Burnout on Older Rental Stock

Easton's urban core has a lot of older multi-family and converted rowhouse rentals. If you're tired of managing tenants, handling code violations, or keeping up with repairs on a building that was built before most people's grandparents were born, selling as-is is a real exit. We buy occupied and vacant rentals without requiring you to clear tenants first.

Relocation or Life Change

A job offer across the state. A divorce. A move closer to family. When life forces a fast decision, waiting 60 or 90 days for a traditional buyer to close - assuming financing doesn't fall through - isn't always realistic. We close on your timeline, sometimes in as little as 7 days.

Property That Needs Significant Work

Roof replacement. Foundation issues. Outdated electrical in a home built in 1938. We buy properties in any condition, including ones that wouldn't pass a standard buyer inspection. No repair requests, no contractor negotiations - just an offer based on what the property is worth now, as-is. Sell my house fast in Pennsylvania covers the full scope of what we handle statewide.

Behind on Taxes or Carrying Costs

If Northampton County tax liens or municipal water and sewer charges have piled up, those balances get addressed at closing - they don't have to be cleared in advance. We've handled properties with back taxes, open code violations, and municipal liens. It's not a dealbreaker.

Every situation is different. If yours isn't listed above, call us at (833) 330-1625 and tell us what's going on. We'll give you a straight answer about whether a cash sale makes sense for your property.

What Actually Happens When You Contact Us

Three steps is the short version. Here's the full picture - because you deserve to know what happens after you pick up the phone or fill out the form. For a deeper look at how How our fast closing process works, that page covers every stage in detail. You can also review the NAR consumer guide to selling and the Fannie Mae home selling guide to compare traditional options with the cash process.

Tell Us About Your Property

Fill out the form or call us directly at (833) 330-1625. We ask basic questions - address, property condition, your timeline, your situation. No commitment required at this stage. Just a conversation.

We Research and Make an Offer

We pull comparable sales in your neighborhood - College Hill, South Side, Palmer Township, wherever your home sits - and factor in condition, repairs needed, and what similar properties have actually sold for. You get a written cash offer, typically within 24 hours. No lowball surprises, no bait-and-switch.

You Pick the Closing Date

If you accept, you choose when you want to close - as fast as 7 days or up to 30 days if you need time to move. No financing contingency. No buyer inspection. The offer you accepted is the number you close on.

Closing Through a Title Company

Pennsylvania closings are handled through a licensed title or settlement company - not a mandated attorney, though you're welcome to have one. The title company coordinates the payoff of any mortgage or liens, prepares the deed, and records everything through Northampton County. Your funds are wired or cut as a check at closing. Formal, recorded, protected.

What Happens After You Sign the Purchase Agreement

Once you sign, we open title with a local settlement company. They run a title search to identify any outstanding liens, back taxes, or municipal charges on the Easton property. Those items get resolved at closing from the sale proceeds - you don't need to pay them out of pocket beforehand in most cases. The Northampton County deed transfer is prepared, the Pennsylvania realty transfer tax is calculated (more on that below), and a closing date is confirmed.

Between signing and closing, you don't have to do anything to the house. No cleaning, no repairs, no staging. Leave what you don't want. We handle the rest after closing.

Get your offer - ready when you are

Here's How We Calculate Your Offer - No Mystery, No Lowball Surprises

Most cash buyers give you a number and offer nothing else. We think you deserve to understand the math - especially if your home is an older Easton rowhouse or a multi-family property with deferred maintenance. The offer isn't arbitrary. It's based on four things, and we'll walk you through each one.

After-Repair Value (ARV)

We look at what comparable homes in your neighborhood have actually sold for after being updated or repaired. In Easton, this means pulling comps from similar streets in College Hill, West Ward, or Palmer Township - not county-wide averages. Because Easton sits at the Delaware River border, we also account for buyer pool overlap with Phillipsburg, NJ, which can affect demand for certain price ranges.

Estimated Repair Costs

For pre-1950 rowhouses and older single-family homes - common in Easton's urban core - repair needs are often significant. Roof systems, knob-and-tube electrical, aging plumbing, foundation pointing, and lead paint remediation all factor into the cost estimate. We use real contractor figures, not guesses. The estimated repair cost gets subtracted from the ARV before we arrive at your offer.

Holding and Selling Costs

After we buy, we carry the property through renovation. That means property taxes, insurance, utilities, financing costs, and eventually selling costs when the property goes back on the market. These are real expenses that affect the offer number. They're not a penalty on you - they're the cost of the service we provide so you can walk away clean.

Our Margin

We're not a nonprofit. We need a reasonable return to keep operating and making offers. What we don't do is pad that margin at your expense without explanation. The offer reflects a fair balance - one that works for you financially and allows us to do our job. If the numbers don't work for a given property, we'll tell you that directly rather than waste your time.

The Basic Formula

Cash Offer = After-Repair Value - Estimated Repairs - Holding and Selling Costs - Our Margin

That's the short version. The offer on a $252,000-value home needing $40,000 in repairs and $20,000 in carrying costs looks very different from the same purchase price home that's move-in ready. That's honest math - and it's why a cash offer is lower than full retail but faster, certain, and requires zero investment from you.

Note on Pennsylvania Transfer Tax: Pennsylvania charges a 1% state realty transfer tax, and most municipalities - including Easton and Northampton County - add another 1%, for a common total of approximately 2% of the sale price. By custom this is split 50/50 between buyer and seller, though it's negotiable. On a $200,000 cash sale, your share would typically be around $2,000. We'll make sure you know your exact net before you sign anything.

Cash Buyer vs. Listing with an Agent vs. iBuyer - What the Numbers Actually Look Like in Easton

Every option has trade-offs. The question is which trade-offs make sense for your situation. Here's an honest comparison - including costs that sellers often don't see until they're sitting at the closing table.

Factor	Eagle Cash Buyers	List with Agent	iBuyer (Opendoor, etc.)
Offer Timeline	✓ Within 24 hours	Days to weeks to find a buyer	2-5 business days for online estimate
Repairs Required	✓ None - buy as-is, any condition	Often required to compete in Easton's market	Condition adjustments deducted post-inspection
Agent Commissions	✓ None	Typically 5-6% of sale price	Typically 5-8% service fee
Closing Timeline	✓ 7-30 days, seller chooses	30-60 days after accepted offer, assuming no delays	14-60 days, varies by platform
Financing Contingency	✓ No - cash, no lender required	Yes - buyer financing can fall through	✓ Usually cash purchase
Certainty of Close	✓ Very high - no financing, no inspection exit	Moderate - subject to inspection, appraisal, financing	High initially, but post-inspection reductions common
Pennsylvania Transfer Tax (seller's share)	Approximately 1% of sale price (negotiable)	Approximately 1% of sale price, plus closing costs	Approximately 1% of sale price
Seller's Closing Costs	✓ Minimal - no commissions, no prep costs	Commissions + transfer tax + staging + repairs = often 8-10% of price	Service fee + transfer tax + potential repair deductions
Condition of Property Accepted	✓ Any - including pre-1950 rowhouses and multi-family	Best results with updated, move-in ready homes	Generally requires habitable condition; excludes major fixer-uppers
Showings and Open Houses	✓ None	Multiple - disrupts your schedule, especially if tenants	✓ Typically one inspection visit

This comparison is illustrative. Commissions, fees, and timelines vary. A traditional listing may still yield the highest net price if your home is in excellent condition and you can wait. A cash sale is not always the best financial outcome - but it is often the fastest and most certain one, especially for older or distressed Easton properties.

What Easton's Housing Market Actually Looks Like Right Now

Understanding where the retail market stands helps you make sense of a cash offer. Here's the city-level picture from Redfin's March 2026 data - Easton specifically, not a broad Lehigh Valley average.

$252K

Median sale price, Easton PA
(Redfin, March 2026)

9 Days

Average days on market
before going under contract

Seller's Market

Rising list prices and strong buyer demand
(Movoto, April 2026)

Easton sits along the Delaware River in Northampton County, functioning largely as a commuter hub for Bethlehem, Allentown, and parts of New Jersey across the river. That cross-border position matters for sellers: buyers from Phillipsburg, NJ regularly shop Easton for more affordable options relative to the New Jersey side. The result is competitive demand. Homes in College Hill and Downtown Easton can move quickly when priced right and in good condition. Prices vary meaningfully across neighborhoods - a renovated Victorian on College Hill competes in a very different price band than a two-unit rowhouse on the South Side that needs work.

Nine days on market is fast. But nine days assumes a home is in a condition that shows well, passes a buyer inspection, and attracts mortgage-eligible buyers. A pre-1950 rowhouse with deferred maintenance, or a multi-family with code issues, is not competing on the same footing. For those properties, a cash sale at a discount to median can still make more financial sense than months of carrying costs, repair expenses, and a sale that may or may not close.

Local economic context: Easton benefits from its position within the broader Lehigh Valley economy. Major regional employers include Lehigh Valley Health Network, St. Luke's University Health Network, and Crayola LLC - headquartered in Palmer Township on Easton's western edge. That employment base supports steady housing demand. It also means buyer competition is real, and sellers with move-in-ready homes have options. If your home isn't move-in ready, that's where we come in.

Easton Neighborhoods We Buy In - From College Hill to Forks Township

We buy houses throughout Easton and the surrounding Northampton County communities. Below are the specific neighborhoods and townships we work in regularly - each with its own housing character and typical seller situation.

College Hill

Historic single-family homes and Victorians on Easton's elevated west side. Often inherited or owned long-term by older sellers looking to downsize or pass the estate on without the hassle of a full renovation and listing.

Downtown Easton

Mixed residential and commercial stock, including rowhouses and converted multi-units. Some of the oldest housing in the city. Sellers here often deal with code compliance issues or buildings that haven't been updated in decades.

West Ward

Dense rowhouse streets with a working-class history. Many West Ward properties are pre-1950 and show it - aging mechanicals, outdated kitchens, sometimes foundation or roof concerns. We buy these regularly, as-is.

South Side Easton

South Side has a mix of single-family homes and multi-family rentals along Lehigh Drive and nearby streets. Landlord sellers are common here - people ready to exit older rental properties without going through the turnover and repair cycle again.

Palmer Township

More suburban feel, post-war single-family homes through newer construction. Crayola's headquarters anchors the area economically. Sellers here are often relocating for work or managing an estate. Homes tend to be in better condition but owners still value certainty and speed.

Forks Township

Growing suburban corridor east of Easton proper. Newer subdivisions and larger lots. Sellers here sometimes face financial pressure even on newer homes - job loss, divorce, or unexpected life changes happen regardless of home age.

Wilson Borough

Small borough tucked between Easton and Palmer Township. Modest single-family stock, longtime owners. Often overlooked by larger buyers, but we buy here without hesitation.

West Easton

Compact borough with older housing. Close to the Lehigh River. Properties here often need work and don't attract a wide pool of retail buyers - which is exactly where a cash sale makes sense.

Zip Codes We Serve

18042 18040 18045

We Also Buy Houses in Nearby Communities

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Who You're Dealing With

Eagle Cash Buyers purchases properties across Pennsylvania - including throughout Northampton County and the Lehigh Valley. We've bought inherited rowhouses, landlord-owned rentals, foreclosure-threatened properties, and homes in every condition from move-in ready to full gut-rehab. If a property is in Pennsylvania, we've probably seen something like it before.

We're not a national algorithm or a hedge fund. When you submit your information, a real person reviews it, researches your address, and calls you back with a genuine number. No pressure, no games. And because closing is handled through a licensed Pennsylvania title company, the transaction is formal, recorded, and protected - the same legal protections apply whether you're selling to us or to any other buyer.

Call us: (833) 330-1625

Ready to Find Out What Your Easton Home Is Worth in Cash?

Whether you're dealing with a foreclosure notice, an inherited property on the West Ward, or a rental you're done managing - we'll give you a straight cash offer with no obligation to accept. Closing is handled through a licensed Pennsylvania title company and recorded through Northampton County. Everything is formal and above-board. There's no pressure and no deadline on your end. The offer is yours to consider.

Get your no-obligation cash offer Call (833) 330-1625

No repairs. No commissions. No fees. Close in as little as 7 days - or on your schedule.

Your Questions Answered

Easton and Northampton County Seller FAQs

Pennsylvania's foreclosure process, title company closings, probate rules, and cash offer math work differently than many sellers expect. Here's what you actually need to know before you decide.

How does Pennsylvania's judicial foreclosure timeline affect my options if I've missed payments in Easton?

Pennsylvania requires lenders to go through the court system to foreclose - there's no out-of-court shortcut. From the first missed payment, you're typically looking at 9 to 15 months before a Northampton County sheriff's sale is scheduled and confirmed. Before your lender even files a complaint in court, they must send an Act 6 or Act 91 pre-foreclosure notice giving you at least 30 days to cure the default or explore alternatives. That notice is not the end - it's actually one of the earliest warning signs, and you still have meaningful time to act.

Selling to a cash buyer before the sheriff's sale is scheduled can stop the clock entirely. Once you close, the mortgage gets paid off at settlement and the foreclosure action has nothing left to attach to. If you've already received a notice or a court filing, the sooner you get a cash offer in hand, the more options you keep open. You can also learn more about selling a house during foreclosure on our blog.
Do you buy houses in College Hill, West Ward, or South Side Easton?

Yes - we buy in every Easton neighborhood, including College Hill, West Ward, South Side, Downtown Easton, Palmer Township, Forks Township, Wilson Borough, and West Easton. We also buy in the 18042, 18040, and 18045 zip codes.

A lot of the properties we see in West Ward and South Side are older rowhouses and multi-family conversions - homes built before 1950 with deferred maintenance, aging mechanicals, or code issues that would make a traditional listing difficult. Condition doesn't disqualify a property from our cash offer process. We factor it into the number rather than asking you to fix it first.
How is the cash offer calculated? What actually drives the number?

The offer starts with what similar homes have sold for in your area after they've been fully repaired and updated - what investors call the after-repair value, or ARV. From that number, we subtract the estimated cost to bring the property up to retail condition, a margin to cover holding costs and risk, and our transaction costs. What's left is what we can pay you in cash.

For older properties in Easton's urban core - think pre-1950 rowhouses in the West Ward or South Side, or multi-family buildings with deferred maintenance - repair estimates tend to run higher, and comparable sales in those blocks can vary a lot depending on proximity to the Delaware River and the New Jersey buyer pool across in Phillipsburg. We walk through this math with you transparently so you understand where your number comes from, not just what it is.
I inherited a property in Easton. Can I sell before probate is finished in Pennsylvania?

In Pennsylvania, an estate is opened at the Register of Wills in the county where the deceased lived - in this case, Northampton County. Once the Register of Wills appoints a personal representative (called an executor if named in the will, or an administrator if not), that person generally has the legal authority to sell real estate on behalf of the estate. You typically do not need a separate court order to sell, unless the will limits those powers or the estate is disputed.

Simplified procedures exist for small estates, and a title company can walk through what documentation they'll need at closing - usually Letters Testamentary or Letters of Administration from the Register of Wills. If the estate is straightforward and the personal representative is ready to act, we can move quickly. If you're still in early stages, we're happy to explain the process while you sort out paperwork.
Who handles the closing in Pennsylvania? Do I need a lawyer?

Pennsylvania is a title company state - you do not need to hire an attorney to close a real estate transaction, though you can if you want one. Closing is coordinated through a licensed title or settlement company that handles the payoff of any existing mortgage, preparation of the deed, transfer tax filings, and disbursement of funds. The deed gets recorded with Northampton County after closing.

The process is formal and fully documented - it's not a handshake transaction. You'll receive a settlement statement showing every dollar in and out, and the title company insures the chain of title so there are no surprises on ownership after the fact.
What closing costs will I actually owe as the seller in a Pennsylvania cash sale?

Pennsylvania has a realty transfer tax of 1% at the state level, plus most municipalities and school districts add another 1% - so the total is typically around 2% of the sale price. By custom, this is often split evenly between buyer and seller, meaning you'd typically owe around 1% of the sale price in transfer tax. On a $200,000 transaction, that's roughly $2,000 on your side - though it's negotiable, and we can discuss how transfer tax is handled in our offer.

Beyond transfer tax, sellers in a cash transaction generally don't owe agent commissions (there's no listing agent), and we don't charge transaction fees. Your settlement statement will show the mortgage payoff if there's a balance, any outstanding liens, prorated taxes, and the transfer tax line. No hidden deductions.
What if there's still a mortgage or liens on my Easton property?

Having a mortgage or liens doesn't prevent the sale - it just means they get paid off at closing before you receive your net proceeds. The title company pulls a payoff from your lender and contacts any lien holders (unpaid contractors, tax liens, judgment liens) to get satisfaction amounts. Everything gets resolved at settlement so the buyer receives a clear title.

If what you owe is close to or exceeds what the property is worth, that's a short sale situation and the process is more complicated - we can talk through whether that applies to your property specifically.
My Easton rental has tenants in it. Can you still buy it?

Yes. We buy tenant-occupied properties. Whether there's a lease in place, a month-to-month situation, or a more complicated occupancy issue, we factor that into the offer and take it from there. You don't need to evict anyone or wait for the property to be vacant before we can close.
How quickly can I actually close, and what does the timeline look like?

After you submit your property information, we typically send a cash offer within 24 hours. If you accept, we open title with a licensed Pennsylvania settlement company and schedule closing - most closings happen within 7 to 14 days, though we can work around your schedule if you need more time.

The timeline depends partly on how quickly the title search comes back and whether there are any liens or estate documents that need to be assembled. For a straightforward single-family home with clear title in Easton, two weeks from signed contract to funded closing is realistic. For questions about local municipal requirements that might affect your sale, the Easton Pennsylvania official FAQ is a useful reference for city-specific regulations. You can also see how we work with sellers across Pennsylvania if you want a broader overview of our process statewide.