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We buy houses in Montgomery County, PA
Updated October 2026
We’re local real estate investors who buy houses across Montgomery County as-is, for cash. Rowhomes in Norristown and Pottstown, twins in Lansdale and Glenside, singles in Abington and Horsham: whatever the condition, whatever the reason. 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 ones still full of a parent’s belongings
- Behind on the mortgage or facing a Montgomery County sheriff sale
- Behind on property taxes with the Tax Claim Bureau
- Failed a township resale inspection or a house with code violations
- Tired landlords with tenants, vacancies or problem rentals
- Major repairs: old roofs, water damage, outdated systems, fire damage
- Divorce, relocation, or you simply want a fast, 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 | $320,000 |
| Minus repairs and updates | −$55,000 |
| Minus our costs to buy, hold and resell it (taxes, insurance, utilities, closing and agent fees) | −$38,000 |
| Minus our profit | −$27,000 |
| Cash offer to you | $200,000 |
These are example numbers only. Every house is different, and your written offer will show your actual figures. Then you can decide: take our offer, or fix it up and list it yourself.
What’s different about selling in Montgomery County
Township resale inspections
Many Montgomery County townships and boroughs require a use and occupancy (U&O) inspection before a house changes hands. Under Pennsylvania law, a failed inspection can’t stop your sale or force you to make repairs first. The township issues a temporary certificate, and the buyer has 12 months to fix the violations. If the problems are serious, the buyer gets a temporary access certificate to make repairs before anyone moves in. Selling to us means those repairs become our job, not yours.
Mortgage foreclosure and sheriff sales
Before filing, most lenders must send an Act 91 notice explaining your right to free housing counseling and the state’s emergency mortgage assistance program. Foreclosures run through the Court of Common Pleas in Norristown, and Montgomery County sheriff sales are now held online through Bid4Assets. You still own the house until the sale, so selling first can protect your equity.
Property tax sales
Unlike Philadelphia, Montgomery County collects delinquent property taxes through its Tax Claim Bureau. After two years of unpaid taxes, a property can be put in the annual upset sale, usually in September. Paying at least 25% of what’s owed can qualify you for an installment plan. 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 at the Montgomery County Courthouse in Norristown. Once the executor or administrator has letters, they can sell the house. Pennsylvania inheritance tax applies too: 0% for a spouse, 4.5% for children and grandchildren, and 12% for siblings. Our inherited-house guide walks through every step.
Where we buy in Montgomery County
Norristown, Pottstown, Lansdale, Abington, Willow Grove, Glenside, Elkins Park, Cheltenham, Jenkintown, Hatboro, Horsham, Ambler, North Wales, King of Prussia, Bridgeport, Conshohocken, Plymouth Meeting, East Norriton, Collegeville, Royersford, Limerick, Souderton, Harleysville, Ardmore, Narberth and Bala Cynwyd, 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 really buy houses anywhere in Montgomery County?
Yes. From Norristown and Pottstown to Abington, Lansdale and the Main Line, we buy houses in every township and borough in the county, in any condition.
My township requires a resale inspection. Do I have to make the repairs before selling?
No. Under Pennsylvania's Municipal Code and Ordinance Compliance Act, a township that inspects at resale can't make repairs a condition of the sale. If violations are found, the township issues a temporary certificate and the buyer gets 12 months to fix them. When you sell to us, we take on those repairs.
How do you decide what to offer?
We start with what the house would sell for after it's fixed up, subtract the repair costs, our costs to buy, hold and resell it, and a modest profit. We show you every one of those numbers in writing, so you can compare our offer with listing the house yourself.
Can you buy a house that's in an estate in Montgomery County?
Yes. Once the Register of Wills in Norristown has issued letters to the executor or administrator, they can sign the sale. We work with the estate's attorney and close at a title company.
I'm behind on property taxes. How much time do I have?
In Montgomery County, unpaid property taxes go to the county Tax Claim Bureau. After two years of delinquency, a property can be offered at the annual upset sale, usually held in September. If you're behind, call the Tax Claim Bureau about an installment plan, or talk to us about selling and paying the taxes off at closing.
How fast can you close?
Usually in two to four weeks, once title is clear, or on whatever date works for you. If a sheriff sale or tax sale date is coming up, tell us right away.