We buy houses for cash across Pennsylvania, from Pittsburgh hillside homes to Lehigh Valley and Lancaster rowhomes. Inherited, behind on payments, rented out, in rough shape or empty, we can make you an as-is offer.
We buy houses in all 50 states. These are just some of the areas we serve. Don't see your city? We still want to hear from you.
Pennsylvania cities we buy in
- Pittsburgh (Allegheny County)
- Allentown (Lehigh County)
- Bethlehem (Northampton and Lehigh counties)
- Lancaster (Lancaster County)
Your Pennsylvania town isn't on the list? We still buy there. Call 407-775-2255.
How foreclosure works in Pennsylvania
Pennsylvania is a judicial foreclosure state. Before filing, most lenders must send an Act 91 notice explaining the state's Homeowners' Emergency Mortgage Assistance Program (HEMAP). The lender then files in the county Court of Common Pleas, and after a judgment the house is sold at a sheriff's sale. The sale must be posted and the owner given written notice at least 30 days ahead, with newspaper ads starting at least 21 days ahead.
What that means for you: Pennsylvania foreclosures usually take many months, which leaves time to sell and keep your equity. Call before the sheriff's sale date is set.
Inherited houses, probate and inheritance tax
In Pennsylvania, wills are probated and estates opened with the Register of Wills in the county where the person lived. Disputes go to the county's Orphans' Court.
- Small estates: a simpler petition is available when personal property is $50,000 or less, but it does not transfer real estate. A house usually needs an estate to be opened.
- Inheritance tax: Pennsylvania taxes inheritances at 0% for a surviving spouse, 4.5% for children and other lineal heirs, 12% for siblings and 15% for most others. It's due at death, gets a 5% discount if paid within three months, and is delinquent after nine months. Selling an inherited house is often how families pay it.
We work with executors, administrators and heirs, including families living in other states. See inherited houses and probate.
Realty transfer tax
Pennsylvania charges a 1% state realty transfer tax, and most local governments add at least another 1%, so 2% total is common. Some cities charge more. Pittsburgh's total is 5%. Buyers and sellers customarily split it, and your offer from us will spell out who pays what.
Pennsylvania landlords
For unpaid rent, a Pennsylvania landlord generally gives a written 10-day notice to quit before filing with the local magisterial district judge, unless the lease changes that. Cities including Allentown and Lancaster also require rental licensing and inspections. If you're done, we buy with tenants in place.