Sell Your House Fast in Philadelphia, PA. Rowhouse in Any Condition.
Rowhouses from Fishtown and South Philadelphia to the Northeast, rentals with tenants still in place, houses left in an estate. We buy them as they stand, put a written offer in front of you within one business day, and close on the date you pick.
- ✓ Cash offer within one business day
- ✓ Your closing date, your choice
- ✓ No agent commission to you
- ✓ We buy as-is
- ✓ Closing through a Pennsylvania attorney or title company
Prefer to talk first? Call us at (833) 330-1625
Which block is the Philadelphia house on? Send us the address.
Written offer within one business day. No obligation.
Your information is kept private and never sold to third parties.
Eagle Cash Buyers pays cash for houses in Philadelphia, Pennsylvania, in whatever condition they are in. Send the address and you get a written offer within one business day. You fix nothing first and pay no agent commission, and most sales close in 21 to 42 days through a licensed Pennsylvania closing agent on a date you choose, or later if you need more time.
What People Say About Working With Us
I have an excellent experience! Very streamlined and simple. A great pleasure!
Fast, professional, kind and understanding. Thank you for making this easy.
Cannot recommend Mr. Oren and his team enough if you have a property or home that you are looking to sell fast. The professionalism and transparency they show is not comparable to other cash home buyers. From the point of initial contact all the way to closing day, the team at Eagle Cash Buyers kept their word with consistent updates throughout the process. Thank you for the integrity you have shown during this time of distress. Highly recommended.
After talking with several other cash buyers and real estate agents I talked with Alex and he really worked with me and got me the best deal. Down to earth and straight with facts.
4.5 from 40 reviews on Google · more reviews · read them all on Google
Hear It From Sellers
Sellers we bought from, in their own words. Under a minute and a half.
Who You Are Dealing With
- 43 states, Pennsylvania among them. We are not a one-county operator and not a lead broker who sells your details on.
- 4.5 stars across 40 Google reviews. Not all of them are five stars. You can read them yourself before you call.
- A named company with a named founder. Who we are, and Oren Sofrin, who founded and runs it.
- Closings handled through a Pennsylvania attorney or title company. Settlement happens the way any Pennsylvania sale does, with a recorded deed.
- No obligation. An offer is an offer. Turn it down and nothing happens.
Philadelphia Homeowners We Help
Philadelphia sellers rarely start from the same place. One owns a narrow rowhouse that has not been touched in decades. Another has a tenant in a house across town, or has inherited a parent's home and lives in another state. Each of those sales runs a little differently. Our Pennsylvania page covers the state-level basics.
A Rowhouse With Original Systems
Rowhouses fill much of Philadelphia. A house of that age may still have its original plaster, older wiring or a damp basement, and a buyer's inspector may flag any of them. We look at the house before we make the offer and price the work in, so the repairs become our job, not yours.
A Rental With Tenants in Place
You do not have to wait for a lease to end or ask anyone to move out before you sell. We buy occupied houses. In most sales an existing lease continues after closing and the new owner becomes the landlord, and a Pennsylvania attorney can confirm how your lease and security deposit are handled. Tell us the rent and the lease end date when you first write, so the written offer reflects them.
Related guide: Selling a Rental Property With Tenants
Inherited a House in Philadelphia
When a parent owned the house in their own name, the estate usually has to be opened through the Register of Wills before a deed can be signed. Pennsylvania also charges an inheritance tax, and an estate attorney can tell you what applies to your family. We buy inherited houses as they stand, belongings included, and can put an offer in writing while the paperwork is still being sorted out.
Related guide: How to Sell an Inherited House
Behind on the Mortgage
Pennsylvania foreclosures go through the courts, and the lender usually sends a written notice before a case is filed. If it reaches that point, the house can be scheduled for a Philadelphia sheriff sale. A HUD-approved counselor or a Pennsylvania attorney can explain your deadlines. A sale that closes before the sheriff sale pays off the loan if the price covers what is owed; if it does not, the lender has to agree to accept less. Call early, because more time means more room to fit a closing date in front of the sale.
Fire, Smoke or Water Damage
A kitchen fire, a burst pipe or a roof that has leaked into the top floor can leave a house that many lenders will not finance until it is repaired. We buy it in that state. If an insurance claim is open, tell us early, because how the claim and any payout are handled is written into the agreement before you sign.
Related guide: How to Sell a House As Is
Already Living Somewhere Else
If work or family has taken you out of Philadelphia, you may not have to come back to sell. The closing agent sets how the deed is signed, and we work out the details with them. Your proceeds are wired to you once the sale is complete.
Tell us about the property and you will hear back within one business day. Send it on a weekend and that means the next business day. There is no pressure either way.
Get My Cash OfferWhat the Numbers Actually Look Like - Cash Sale vs. Listing vs. Instant-Offer Programs
Sellers in Philadelphia are right to ask about the net rather than the headline offer price. On a typical listing, agent commission, closing costs, the Pennsylvania Realty Transfer Tax and repairs can all come out before you see a dollar. Here is how the three paths compare.
| Cost or Factor | Eagle Cash Buyers (Cash Sale) | Traditional Listing (Agent) | Instant-Offer Program (iBuyer) |
|---|---|---|---|
| Agent Commission | None - $0 | Negotiable, not fixed. For illustration only, a typical 5% to 6% commission on a $233,700 sale is about $11,700 to $14,000 | Usually none, though a service fee often applies |
| Repairs Before Sale | None - we buy as-is | Often paid by you before listing, or given back in price, and buyers' inspections often ask for more | Often deductions for repairs after the inspection |
| Pennsylvania Realty Transfer Tax | the total is 4.578% (the state's 1% plus the city's 3.578%), which the city says is usually split evenly between buyer and seller, though that is not required and the contract decides (phila.gov, checked September 2026). Your share is paid from your proceeds, as set out in the purchase agreement and shown on your settlement statement | The same tax applies | The same tax applies |
| Seller Closing Costs | We pay the closing costs, except your share of any transfer tax. Your mortgage payoff, any liens and prorated property taxes are paid from the sale proceeds. | Title, recording and closing fees, plus prorations; amounts vary by contract | A service fee set by each platform |
| Days to Close | Most close in 21 to 42 days, or later if you need more time; you pick the date | Weeks on the market, then weeks more to close, and a financed buyer's loan can still fall through | Set by each platform, and instant-offer programs buy only in some areas |
| Showings and Inspections | No public showings. Walkthroughs and any reinspection are as set out in the agreement | Multiple showings, buyer inspection, possible renegotiation after inspection | Usually a company inspection, often with repair deductions |
| Financing Contingency Risk | No buyer mortgage contingency. Other contract terms still apply | Buyer financing can fall through weeks into the process | Low risk, but platform rules apply |
| Condition Required | We buy as-is - no updates needed | Buyers and agents expect move-in or near-move-in condition for top dollar | Varies - iBuyers often exclude significant distress |
Your actual net depends on your loan payoff, prorations and contract terms. We walk through it with you before you sign anything. Instant-offer terms vary by company and change often.
Skip the listing process. Close on your schedule, in Philadelphia, with no agent commission and the closing costs covered, apart from your share of any transfer tax.
See What We'd PayA Real Pennsylvania Seller Story
A Pennsylvania owner who lived in her house only part of the year asked whether she had to drive to the title company to sign. She did not: Eagle sent a mobile notary to her instead. The coordinator also walked her through how the money moves, from signing with the notary to a wire to the account listed on her closing paperwork.
This is a Pennsylvania seller. We leave out the town and anything else that could identify the person.
Three Steps, From First Call to Closing
Sellers ask whether a cash sale is complicated. Usually it is not: we work with Pennsylvania attorneys and title companies who coordinate the paperwork, and you sign in person or remotely, as the closing attorney or title company arranges. Here is how it runs.
Tell Us About Your Property
Call us at (833) 330-1625 or fill out the form on this page. We ask a few basic questions: the address, the condition and your situation. No obligation, no hard pitch. Tell us what you know about the roof, plumbing, foundation and any past damage. For more on the traditional listing route, see the Pennsylvania home selling guide from the PA Association of Realtors - and then decide which path fits you. See how our closing process works, start to finish.
Receive Your Cash Offer Within One Business Day
We look at the property, recent comparable sales in Philadelphia, and the repair costs, which we take off the price rather than asking you to do the work. You get a written cash offer with no agent commission. It shows the price, the contingencies and your estimated net before you sign. To weigh it against a traditional sale, our Pennsylvania page sets out what a listing costs.
Pick Your Closing Date and Get Paid
Once you accept, we open title with the closing attorney or title company, who handles the title search, the loan payoff and the closing paperwork. The Pennsylvania Realty Transfer Tax and every other cost are shown on your settlement statement before closing. Most sales close in 21 to 42 days, depending on when the title work clears, or later if you need more time; you pick the date. Anything that could change the price after we agree is written into the agreement, so you can see it before you sign.
Philadelphia Housing Market - What the Numbers Say
Zillow's Home Value Index put the typical Philadelphia home at $233,700 in August 2026, 0.1% higher than a year earlier. That is essentially flat, and it is one figure for the whole city. It says little about a single house, and less about one that needs work.
When prices are flat, buyers often feel less hurry and lean harder on condition once the inspection report arrives. An older rowhouse with a tired kitchen, original wiring or a wet basement can sit while the price cuts add up.
Financing can add another hold. A buyer using an FHA or VA loan brings an appraiser who checks the house against that program's property standards, and a failing roof or peeling paint can hold up the loan until someone repairs it. Our offer does not depend on a buyer's mortgage. You see the price, the terms and the closing date in writing before you sign.
Source: Zillow Home Value Index, August 2026. The figures describe Philadelphia as a whole and do not set the value of any one house.
How to Check Out Any Cash Buyer in Philadelphia
These questions apply to us too. Any buyer should answer them plainly.
- Ask for proof of funds. A real buyer can show a bank letter or statement quickly. Ask us the same question. If we assign the contract, ask the closing buyer for theirs too.
- Ask whether they intend to assign the contract. Our answer: Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. Assignment itself is not the problem. What matters is whether the right to assign is disclosed, whether the buyer stays accountable under the agreement, and whether the closing structure and deadlines are clear before you sign. Ask any buyer to put those terms in writing.
- Never pay anything up front. No application fee, no inspection fee, no processing fee. If money is moving from you to the buyer before closing, stop.
- Look the company up. Search the buyer's name in the business registry of the state where it was formed, and check that it is active. Eagle Cash Buyers, LLC is registered in Ohio.
- Get the whole offer in writing before you sign, including who pays closing costs and what happens if the buyer walks.
Where We Buy Houses in Philadelphia and Philadelphia County
We buy across Philadelphia and throughout Philadelphia County, from the rowhouse blocks of South Philadelphia and Fishtown to Germantown, Manayunk and the Northeast. Wherever the house sits in the city, we will look at it.
Neighborhoods and areas in Philadelphia
Germantown
Germantown was founded in 1683 as its own borough and became part of Philadelphia in 1854. Along Germantown Avenue, stone houses and mansions from the colonial period and later stand beside newer blocks, and the area includes two National Historic Landmark Districts. Houses here range from colonial stone to newer blocks, so each one is priced on its own condition and recent nearby sales. Tell us what has been updated.
Fishtown
Fishtown grew from a town laid out by Captain Anthony Palmer, who bought the land in 1729 and sold parcels to local fishermen and shipbuilders. Its residential streets are typical Philadelphia rowhouse blocks. A rowhouse that has been renovated and one that still has its original kitchen each get an offer based on what the house needs.
South Philadelphia
South Philadelphia took in the former townships of Moyamensing and Southwark when the city consolidated in 1854, and much of its housing is row housing typical of early twentieth-century development. A rowhouse of that age is priced on its own condition and on recent sales of similar houses nearby. You can leave the repairs and the clean-out to us.
Manayunk
Manayunk's hilly streets are lined with small two- and three-story rowhouses, and the neighborhood grew around the canal and mills that powered its textile industry from the 1830s. Its Main Street was listed as a National Register historic district in 1982. Send us the address and we will price the house itself, updated or not.
Northeast Philadelphia
Large tracts of rowhouses with small front lawns went up across the Northeast in the 1920s and 1930s, and more suburban-style housing followed after World War II. Pennypack Creek is the usual dividing line between the Lower and Far Northeast. Houses from either period are priced on their own condition and recent nearby sales, and you choose the closing date; most sales close in 21 to 42 days, and later is fine.
Neighborhood details are drawn from public sources, including en.wikipedia.org. Conditions vary from house to house.
Main ZIP codes: 19102, 19103, 19104, 19106, 19107, 19111, 19114, 19115, 19116, 19118, 19119, 19120, 19121, 19122, 19123, 19124, 19125, 19126, 19127, 19128, 19129, 19130, 19131, 19132, 19133, 19134, 19135, 19136, 19137, 19138, 19139, 19140, 19141, 19142, 19143, 19144, 19145, 19146, 19147, 19148, 19149, 19150, 19151, 19152, 19153, 19154
We also buy in nearby communities
Ready to Sell Your Philadelphia Home - Without the Commission or the Repairs?
We buy as-is for cash in Philadelphia, from South Philadelphia and Fishtown to Germantown, Manayunk and the Northeast, and anywhere else in Philadelphia County, so there is nothing to fix or clean up first. There are no repairs to schedule, no agent commission and no buyer mortgage contingency. You get a written offer within one business day and a closing date you choose, handled through a Pennsylvania attorney or title company. We also buy in Conshohocken, about 10 miles from here.
We buy houses in Philadelphia, PA and throughout Philadelphia County. Cash offer within one business day. Most sales close in 21 to 42 days, or later if you need more time. No obligation to accept.
Pennsylvania and Philadelphia Seller Questions
Before You Sign: Philadelphia Rowhouses, Tenants and Estates
Foreclosure, inherited houses, tenants and what you take home at settlement, answered in plain terms.
Do I still have to make disclosures if I sell my Philadelphia house as-is?
Selling a property as-is does not automatically eliminate disclosure obligations under applicable federal, state or local law. Tell us what you know about the roof, plumbing, electrical system, foundation, environmental conditions and any past damage or repairs so we can evaluate the property accurately and address known issues in writing before you sign. Pennsylvania has the Real Estate Seller Disclosure Law, which may apply to your sale. A real estate attorney licensed in Pennsylvania can confirm which disclosures apply.
Who handles the closing in Pennsylvania, and do I need a lawyer?
A title company or settlement agent usually does. The agent searches the title, prepares the deed, collects the realty transfer tax, pays off your loan and any liens from the proceeds when the price covers them, and sends you the rest. A seller may hire an attorney at any point; an estate, a foreclosure or a title problem is a good reason to.
Can selling my Philadelphia house to you stop a foreclosure?
A sale may help avoid a foreclosure sale if it closes in time and the proceeds are enough to satisfy the required payoff, or if the lender gives written approval to accept less. In Pennsylvania, a foreclosure generally goes through the court. We cannot promise to stop or postpone a foreclosure; that depends on the lender or servicer, the court, the timing and whether the transaction closes. Contact us as early as possible and bring every notice you have so we can tell you whether our expected timeline appears workable. A HUD-approved housing counselor or an attorney licensed in Pennsylvania can explain your legal options and deadlines. Our Pennsylvania page explains how the foreclosure process generally works in the state.
How do you work out a cash offer on a Philadelphia house?
We start with what the house would sell for once repaired, using recent sales of similar houses nearby, then subtract the cost of the work it needs and our costs to hold and resell it. The written offer shows the price, the terms and your estimated net. It costs you nothing, and you are under no obligation to accept it.
Do you buy rowhouses and older Philadelphia houses as they are?
Yes. Rowhouses, twins and single houses, renovated or untouched, with original plumbing, wiring and plaster or with none of it. You do not repair or clean out anything first. We price the condition into the offer, and the written offer shows the number before you sign.
Do you buy in every part of Philadelphia?
We buy across Philadelphia and Philadelphia County, including South Philadelphia, Fishtown, Germantown, Manayunk and the Northeast. Where the house sits affects the price. Send us the address and we will tell you whether we can make an offer.
Can I sell my Philadelphia house with a lien or back taxes on it?
Often, yes. Delinquent property taxes and many recorded liens can be paid from the sale proceeds at closing, provided there is enough equity and the required payoff or release can be obtained. The title search or other closing review will identify items that must be paid, released or otherwise resolved. A disputed lien, an unavailable payoff or debts exceeding the available proceeds can delay or prevent closing unless the issue is resolved or the creditor agrees to another arrangement. Tell us what you know upfront so the closing professional can investigate it early.
Do I have to go through probate before I can sell an inherited house in Philadelphia?
It depends on how title was held and Pennsylvania law. Property held in the deceased owner's name alone may require probate or another estate procedure before anyone has authority to sign a deed. Property held in a trust or with survivorship rights may pass outside probate. A probate or estate attorney licensed in Pennsylvania should confirm who has authority and which procedure applies. We can evaluate the property and make an offer while that is being established, but we cannot close until someone has legal authority to sign.
What happens to my tenants if I sell a Philadelphia rental?
In most sales an existing lease continues after closing and the new owner becomes the landlord. Send us the lease and the rent details, and we will make the offer with the tenants in place. Confirm the lease and security-deposit handling with a Pennsylvania attorney.
Do I have to be in Philadelphia to close?
Usually not. The closing agent can often mail the documents or send a mobile notary, and the money is wired to your account once the sale is complete.
Do you buy mobile or manufactured homes in Philadelphia?
Yes, when the land comes with it. If the manufactured home and the lot under it are both yours, we can make one offer on the two. A mobile home in a park or on a rented lot is not something we buy.
Will Eagle Cash Buyers buy my house itself, or assign the contract?
Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. The agreement also states the price, closing date or timeline, contingencies and other material terms. The closing is handled by the title company, escrow holder, settlement agent or closing attorney used for the transaction.
Who is Eagle Cash Buyers?
Eagle Cash Buyers, LLC buys houses for cash in 43 states, Pennsylvania among them. We are BBB accredited and hold 4.5 stars from 40 Google reviews, not all of them five stars.
How much money will I actually walk away with?
The offer price, less your loan payoff, any liens or back taxes, your share of prorated property taxes and your share of the realty transfer tax. You pay no agent commission, and we pay the other closing costs. The closing agent sends a settlement statement showing every line before you sign.
Who pays closing costs when I sell my Philadelphia house to you?
We pay the closing costs on a sale to us, except your share of any transfer tax, and the purchase agreement sets this out. Eagle does not charge you an agent commission on a direct sale to us. Your mortgage payoff and any liens, delinquent taxes, HOA or association balances, agreed prorations and other seller obligations are deducted from your proceeds when applicable. The closing professional provides a settlement statement showing the charges and credits before closing. Transfer, deed, conveyance or similar taxes vary by state and locality. For a sale in Philadelphia: the total is 4.578% (the state's 1% plus the city's 3.578%), which the city says is usually split evenly between buyer and seller, though that is not required and the contract decides (phila.gov, checked September 2026).
Eagle Cash Buyers is not a law firm, title company or tax advisor. This information is general and is not legal, title or tax advice. Laws, procedures and transaction costs vary by state and locality, and the purchase agreement and closing documents control each transaction.
