Sell Your Pennsylvania House Fast, Any Condition

We buy houses in all 67 Pennsylvania counties. That includes the Philadelphia suburban counties like Bucks, Montgomery, Delaware, and Chester; the Pittsburgh metro counties of Allegheny, Westmoreland, Washington, and Butler; Lehigh and Northampton counties in the Lehigh Valley; Lancaster, York, and Dauphin in the south-central corridor; and rural counties across central and northeastern PA including Lycoming, Centre, Monroe, Pike, and beyond. If you own a property in Pennsylvania, we want to make you an offer.

An Act 91 notice is Pennsylvania's mandatory pre-foreclosure notice that your mortgage servicer must send before filing a foreclosure lawsuit. It tells you that you are in default and informs you of your right to apply for assistance through the Pennsylvania Homeowners' Assistance Fund or other state programs. You have 33 days to respond before the lender can proceed with filing suit in court.

If you have received an Act 91 notice and do not want to keep the home, selling for cash is one of the fastest ways to stop the process. A cash sale accepted before the lender obtains a court judgment can pay off the mortgage in full and prevent the foreclosure from reaching a sheriff sale. Time matters once that notice arrives, so the sooner you act the more options you have.

Pennsylvania uses judicial foreclosure, which means a lender cannot simply take your home. They must file a lawsuit in county court, serve you with a complaint, wait for a judgment, and then schedule a sheriff sale through the county sheriff's office. The timeline typically runs several months to over a year from the first missed payment, depending on the county and whether you respond to the complaint.

The critical window is before the court enters judgment. Once judgment is entered and a sheriff sale is scheduled, your options narrow quickly. A cash sale completed before judgment pays off the lender directly at the title company settlement table and closes the foreclosure case. If you are past the judgment stage, a cash sale may still be possible before the actual sale date, but you need to move fast. You can also read more about how to sell your house before foreclosure on our blog.

Yes. The Pennsylvania Seller Property Disclosure Statement obligation survives an as-is cash sale. Selling as-is means you are not agreeing to make repairs before closing. It does not eliminate your legal duty to disclose known material defects — things like structural issues, roof condition, water intrusion, sewage problems, or environmental hazards. You must still complete and deliver the disclosure form to the buyer.

We tell every seller this upfront because it protects you from post-closing disputes. Fill out what you know honestly, and let the condition of the home speak for itself. We factor the property's condition into our offer, not into a repair demand after you've signed.

Pennsylvania charges a 1% state realty transfer tax, plus a local municipal transfer tax that typically brings the combined total to around 2%. By default, the tax is split evenly between buyer and seller, but the contract can specify a different arrangement. In a cash sale, the split is negotiable and should be spelled out clearly in the purchase agreement before you sign.

We walk you through exactly what you will net at closing before you commit to anything. There are no surprise deductions at the settlement table.

When someone dies owning real estate in Pennsylvania, the estate is typically administered through the county Register of Wills, and any disputes or certain approvals go through the Orphans' Court. The personal representative or executor named in the will usually has authority to sell the property without a court order, but that authority depends on the will's language, whether all beneficiaries agree, and whether any minor beneficiaries are involved.

If the estate is contested, if a minor has an interest in the property, or if the will restricts the personal representative's powers, court approval from the Orphans' Court may be required before closing can happen. This adds time to the process. We work with estates regularly and can close on a timeline that fits where you are in the probate process. If you are still waiting on Letters Testamentary from the Register of Wills, we can make an offer now and schedule closing once authority is confirmed.

Yes, we are active buyers across all of Pennsylvania's major metro counties. In the Philadelphia area that includes Philadelphia, Bucks, Montgomery, Delaware, and Chester counties. In the Pittsburgh metro we buy in Allegheny, Westmoreland, Washington, and Butler counties. We also buy regularly in Lehigh and Northampton counties in the Lehigh Valley, and in Lancaster, Dauphin, and Cumberland counties in the south-central region. You can learn more about specific markets by visiting our pages for sell fast in Philadelphia or sell fast in Pittsburgh.

Pennsylvania is a title state, which means your closing is handled by a licensed title company or settlement agent. You do not need to hire a real estate attorney, though you are welcome to bring one if you prefer. At the settlement table, the title company confirms clear title, prepares the deed and transfer documents, collects and disburses funds, and records the deed with the county. You sign, the title company wires your proceeds, and the sale is done.

We coordinate with the title company directly so you do not have to manage the paperwork. You pick the closing date that works for your schedule.

Pennsylvania does not impose a mandatory nonresident seller withholding requirement the way some states do, but you may still owe Pennsylvania income tax on any gain from the sale. If the property was part of an estate, the personal representative is responsible for filing the estate's Pennsylvania inheritance tax return with the Register of Wills in the county where the decedent lived. The Pennsylvania inheritance tax rate depends on your relationship to the deceased — it is 0% for a surviving spouse, 4.5% for direct descendants, 12% for siblings, and 15% for other heirs.

We recommend consulting a Pennsylvania tax professional before closing if you are an out-of-state seller, but the closing itself can still happen through a Pennsylvania title company without you being physically present in most cases.

That describes a significant portion of the homes we buy in Pennsylvania. Much of the housing stock in Philadelphia, Pittsburgh, Scranton, Reading, and smaller industrial towns was built before 1950, and deferred maintenance on roofs, foundations, plumbing, and electrical systems is common. We buy homes in exactly that condition — no repairs required, no inspections contingent on fixes, and no contractor walkthroughs before closing. We assess the property as it stands and make you an offer based on its current condition and market value in your area.

We look at comparable sales in your specific county and neighborhood, the current condition of the property, the cost of any repairs or updates needed to bring it to market condition, and the local resale market. We do not use a formula that ignores regional differences. A rowhome in North Philadelphia is priced differently than a ranch in Centre County or a twin in Bethlehem, and our offers reflect that. We walk you through the numbers when we present the offer so you can see how we arrived at the figure. There is no pressure to accept, and there is no fee for getting the offer.

We can typically close in as few as 7 to 14 days once you accept the offer and the title company completes its search. If you need more time, we can schedule closing on a date that works for you. For sellers facing a sheriff sale deadline or a probate court timeline, we prioritize the fastest possible close and communicate directly with the title company to keep things moving.