Home / Bucks County
We buy houses in Bucks County, PA
Updated October 2026
We’re local real estate investors who buy houses across Bucks County as-is, for cash: Levittown ranches and capes, Bensalem and Bristol twins, Warminster split-levels and older homes up in Quakertown and Perkasie. No repairs, no cleanout, no showings, and no out-of-pocket costs. We pay the closing costs.
Straight answer first: a cash sale isn’t always your best move. If your house is in good shape and you have a few months, listing it may get you more. We’ll tell you honestly which way puts more money in your pocket.
Situations we buy in
- Inherited or estate houses, including a parent’s home full of belongings
- Behind on the mortgage or facing a Bucks County sheriff sale
- Behind on property taxes with the Tax Claim Bureau
- Failed a township resale inspection or open code violations
- Original 1950s houses that need everything: roof, windows, electric, heat, kitchen and bath
- Water or flood damage, including homes near the Delaware River and Neshaminy Creek
- Tired landlords, divorce, relocation, or you just want a simple sale
How we figure our offer, in plain numbers
Most cash buyers won’t tell you how they get to their number. We will. Here’s the math, with example figures:
| Step | Example |
|---|---|
| What the house would sell for after it’s fixed up | $380,000 |
| Minus repairs and updates | −$60,000 |
| Minus our costs to buy, hold and resell it (taxes, insurance, utilities, closing and agent fees) | −$45,000 |
| Minus our profit | −$30,000 |
| Cash offer to you | $245,000 |
These are example numbers only. Every house is different, and your written offer shows your actual figures, so you can compare it with fixing up and listing the house yourself.
What’s different about selling in Bucks County
Township resale inspections
Many Bucks County townships and boroughs require a use and occupancy (U&O) inspection when a house is sold. Under Pennsylvania law, a failed inspection can’t block your sale or force you to make repairs first. The township issues a temporary certificate and the buyer gets 12 months to fix the violations. When you sell to us, that becomes our problem, not yours.
Mortgage foreclosure and sheriff sales
Most lenders must send an Act 91 notice before filing, explaining your right to free housing counseling and the state’s emergency mortgage assistance program. Foreclosures run through the Court of Common Pleas in Doylestown, and Bucks County sheriff sales have been held online through Bid4Assets since 2021. You own the house until the sale, so selling first can protect your equity.
Property tax sales
Bucks County collects delinquent property taxes through its Tax Claim Bureau. After two years of unpaid taxes, a property can be offered at the annual upset sale, typically in mid-September. An upset sale generally doesn’t pay off your mortgage, so you could lose the house and still owe the lender.
Estates and probate
Probate starts with the Register of Wills in Doylestown. Once the executor or administrator has letters, they can sell the house. Pennsylvania inheritance tax applies: 0% for a spouse, 4.5% for children and grandchildren, and 12% for siblings. See our inherited-house guide.
Where we buy in Bucks County
Bensalem, Levittown, Bristol, Croydon, Fairless Hills, Morrisville, Langhorne, Penndel, Feasterville-Trevose, Southampton, Warminster, Ivyland, Warrington, Chalfont, Doylestown, Newtown, Yardley, Richboro, Perkasie, Sellersville, Quakertown and New Hope, plus every other township and borough in the county.
How it works
- Day 1
Call or send the form
Tell us about the house and any deadlines, like a sheriff sale, tax sale or estate timeline.
- Days 2–4
Walk-through and written offer
We visit the house, then give you an offer with the math shown. Take your time and talk it over with family or a lawyer.
- You pick
Close at a local title company
We pay the closing costs. Any mortgage, taxes or liens are paid from the sale price, and you get the rest.
Frequently asked questions
Do you buy houses in Lower Bucks and Upper Bucks?
Yes. From Bensalem, Levittown and Bristol up through Warminster, Doylestown and Quakertown, we buy across the whole county, in any condition.
My township requires a resale inspection. Do I have to fix things first?
No. Under Pennsylvania’s Municipal Code and Ordinance Compliance Act, a township can’t require repairs before a sale. It issues a temporary certificate and the buyer has 12 months to make the fixes. If you sell to us, those repairs are our job.
I’m behind on property taxes in Bucks County. How long do I have?
Unpaid taxes go to the Bucks County Tax Claim Bureau. After two years of delinquency, a property can be offered at the county’s upset tax sale, usually held in mid-September. Call the Bureau about an installment plan, or talk to us about selling and paying the taxes off at closing.
Can you buy a house that’s in an estate?
Yes. Once the Register of Wills in Doylestown has issued letters to the executor or administrator, they can sign the sale. We work with the estate’s attorney and close at a local title company.
How fast can you close?
Usually in two to four weeks once title is clear, or on whatever date works for you.