Philadelphia · Bucks · Montgomery · Delaware · Chester
Facing foreclosure or settling an estate in the Philadelphia area?
We buy houses as-is with our own cash, and we start by showing you every option, including free programs that may let you keep the home. Straight answers from a local team that closes on every house it buys.
Want to keep your home?
Philadelphia homeowners at any stage of mortgage or tax foreclosure can get free help from the city-funded Save Your Home Philly Hotline: 215-334-HOME (4663). Call them first if staying is your goal. If selling turns out to be the better path, we're here.
What's going on?
Two situations we know well
Behind on payments or facing a sheriff sale
Foreclosure notices, an Act 91 letter, a court date, or a sale scheduled on Bid4Assets.
- Sell before the sale date and keep your equity
- No repairs, cleaning or showings
- Close in as little as two weeks, or on your timeline
Inherited a house or handling an estate
A parent's rowhome, a property still in the deceased's name, or heirs who don't agree.
- Buy during probate with the executor or administrator
- Take the house as-is, contents included
- Work with the estate's attorney and title company
How it works
Three steps, no pressure
- Day 1
Call or send the form
Tell us the address and what's happening. We'll ask about deadlines first, because a sheriff sale date changes everything.
- Days 2–4
Walk-through and written offer
We look at the house and give you a written cash offer with the math behind it. You can take time, get an appraisal, or talk to a lawyer.
- You choose
We close at a local title company
Settlement happens at a Pennsylvania title company. The lender, taxes and liens are paid from the proceeds, and you receive the rest.
Your options, honestly compared
Selling to us isn't always the right move
| Option | Best when | Trade-off |
|---|---|---|
| Loan modification or repayment plan | You want to stay and can afford a payment going forward | Takes paperwork and time; a housing counselor can help for free |
| List with a real estate agent | The house shows well and you have months before any deadline | Repairs, showings, commission, and a buyer's financing can fall through |
| Sell as-is for cash | A deadline is close, the house needs work, or heirs want a clean exit | Lower price than a repaired retail sale |
| Let it go to sheriff sale | Rarely the best choice | You may lose your equity, and it hurts your credit |
Where we work
Greater Philadelphia, county by county
Questions
Common questions
Do you charge anything to talk with you?
No. The call is free, and we'll tell you about free programs that may let you keep the home before we talk about buying it.
Can you buy a house that is still in probate?
Often, yes. In Pennsylvania the personal representative named in the letters testamentary or letters of administration can usually sign the sale. We work alongside the estate's attorney so the sale closes cleanly.
Can you buy a house with a sheriff sale date already set?
Sometimes. If there's enough time before the sale, a sale to a buyer can pay off the lender at settlement. The closer the date, the less room there is, so call early. The lender's attorney may also agree to postpone the sale if a settlement is scheduled.
Will I get a fair price?
Our offer reflects the home's condition, repairs, liens and our profit, so it's usually below a fully repaired retail price. You're always free to get an appraisal, list with an agent, or compare other offers. We'll explain how we got to our number.
Which areas do you serve?
Philadelphia and the four collar counties: Bucks, Montgomery, Delaware and Chester.
Talk to a person
Tell us about the property
We'll call you back within one business day with your options, including ones that don't involve selling to us. There's no cost and no obligation.
(215) 555-0100
Prefer email? [email protected]