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We buy houses in Chester County, PA
Updated October 2026
We’re local real estate investors who buy houses across Chester County as-is, for cash: Coatesville and Phoenixville twins, older stone and farmhouse properties, and homes on well and septic out in the townships. 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. (Looking for the City of Chester? That’s in Delaware County. See our Delaware County page.)
Situations we buy in
- Inherited or estate houses, including family homes held for generations
- Older stone, farmhouse and historic homes that need major work
- Failing septic systems, well problems or other costly system repairs
- Behind on the mortgage or facing a Chester County sheriff sale
- Behind on property taxes with the Tax Claim Bureau
- Tired landlords with tenants or vacant rentals
- 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 | $450,000 |
| Minus repairs and updates | −$80,000 |
| Minus our costs to buy, hold and resell it (taxes, insurance, utilities, closing and agent fees) | −$52,000 |
| Minus our profit | −$38,000 |
| Cash offer to you | $280,000 |
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 Chester County
Wells, septic and older houses
Outside the boroughs, many Chester County homes have private wells and on-lot septic systems, and plenty of houses are 100 years old or more. These are the repairs that scare off regular buyers and their lenders. We buy as-is, so a failed septic test or an old stone farmhouse that needs everything isn’t a deal-breaker.
Property tax sales
Chester County taxes are delinquent if unpaid by December 31. They go to the Tax Claim Bureau, and in the second year of delinquency the property can be offered at the upset sale in September. The Bureau may agree to stop the sale if you pay at least 25% down and the balance in three installments. An upset sale generally doesn’t pay off your mortgage, so you could lose the house and still owe the lender.
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 West Chester, and Chester County sheriff sales are held online through Bid4Assets, normally on the third Thursday of the month. You own the house until the sale, so selling first can protect your equity.
Estates and probate
Probate starts with the Register of Wills in West Chester. 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 Chester County
West Chester, Coatesville, Phoenixville, Downingtown, Exton, Thorndale, Kennett Square, Oxford, Parkesburg, Atglen, Spring City, Malvern, Paoli, Berwyn, Honey Brook, Elverson, Avondale, West Grove and Caln, 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
Is this the City of Chester?
No. This page is about Chester County, which includes West Chester, Coatesville, Phoenixville and Downingtown. The City of Chester is in Delaware County. We buy there too; see our Delaware County page.
Will you buy a house with a failing septic system or well problems?
Yes. Many Chester County homes outside the boroughs rely on private wells and septic systems, and replacing a failed septic system can be one of the most expensive repairs a house needs. We buy as-is and handle it after closing.
I’m behind on property taxes in Chester County. What are my options?
Unpaid taxes go to the Chester County Tax Claim Bureau. In the second year of delinquency, a property can be offered at the upset sale in September. The Bureau may agree to stop the sale if you pay at least 25% down and the rest in three installments. Or we can buy the house and pay the taxes at closing.
Can you buy a house that’s in an estate?
Yes. Once the Register of Wills in West Chester 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.