Sell Your HouseFast in Lehigh ValleyCash. As-Is. Fair Price.

Pennsylvania is a judicial foreclosure state. After your lender files, you'll typically receive an Act 91 notice giving you 30 days before the formal complaint, then a process that runs 4-7 months until the sheriff sale. If you're inside that window, you may also qualify for HEMAP — the Pennsylvania Housing Finance Agency's Homeowners' Emergency Mortgage Assistance Program — which can pause the timeline. We'll tell you about HEMAP first, even if it means you don't sell to us. If you decide the sale is the right move, we can typically close before the scheduled sheriff sale date and settle the lender directly.

Pennsylvania probate runs through the Register of Wills in each county and typically takes 6-12 months to fully close. If you're an out-of-state heir, you don't have to wait for full probate clearance to begin the sale — we coordinate with your estate attorney. We buy houses with belongings still inside; no cleanout required. Be aware that Pennsylvania inheritance tax applies before the estate closes: 0% for a surviving spouse, 4.5% for lineal descendants (children, grandchildren), 12% for siblings, 15% for other beneficiaries.

Pennsylvania is an equitable-distribution state, not a 50/50 community-property state. That means a court divides marital assets based on what's fair, not necessarily equal. When a judge orders a marital home sold for distribution, both parties need a fast, neutral, transparent closing. We provide a written offer with no contingencies and no last-minute revisions. Your divorce attorney handles the disbursement at settlement; we close on the date the court requires.

Selling an occupied rental with non-paying tenants is one of the harder situations in Pennsylvania real estate. PA's notice periods are 10 days for nonpayment of rent and 15-30 days for other lease breaches before a landlord can file for eviction in district court. We buy tenant-occupied rentals as-is — including units with active eviction filings or unpaid back-rent — and handle the tenant-relations side after closing. You walk away clean.

Empty homes in the Lehigh Valley draw attention fast: Allentown's Bureau of Building & Housing Inspections, Bethlehem's Bureau of Inspections, and Easton's Bureau of Codes & Inspections all act on neighbor complaints. Code violations turn into municipal liens that travel with the title. We close on vacant properties — including ones with open code citations — and resolve the liens at settlement so they don't follow you.