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We buy houses in Philadelphia, as-is, for cash
Updated October 2026
We’re local real estate investors who buy Philadelphia houses in any condition, from Kensington rowhomes and Mayfair twins to West Philly porch fronts and Germantown stone singles. 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 houses, including ones where the deed is still in a late relative’s name
- Behind on the mortgage or facing a sheriff sale
- Back taxes, water bills or PGW liens piling up
- L&I violations, repair orders or a failed inspection
- Tired landlords with tenants, no rental license or a vacant unit
- Classic rowhome problems: roof leaks, wet basements, old wiring, cracked party walls, fire damage
- Divorce, relocation, or you just 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 | $240,000 |
| Minus repairs and updates | −$60,000 |
| Minus our costs to buy, hold and resell it (taxes, insurance, utilities, closing and agent fees) | −$32,000 |
| Minus our profit | −$23,000 |
| Cash offer to you | $125,000 |
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 Philadelphia
City debts follow the house
In Philadelphia, unpaid Real Estate Tax, Water Revenue Bureau bills, PGW gas charges and some L&I costs can become liens on the property. A buyer’s title company has to clear them before closing. When you sell to us, they’re paid out of the sale price at settlement, so you don’t need cash up front.
Tangled titles are common
Many Philly houses have passed down through a family without the deed being updated. You can’t sell until the title is fixed, which usually means opening an estate at the Register of Wills in City Hall. The Save Your Home Philly Hotline (215-334-HOME) helps residents with this for free.
Mortgage foreclosure and sheriff sales
Owner-occupants in a Philadelphia mortgage foreclosure go through the court’s Residential Mortgage Foreclosure Diversion Program, with a conciliation conference and free housing counseling. If no agreement is reached, the Sheriff sells the house in an online auction on Bid4Assets. Our foreclosure guide walks through every stage.
Property tax foreclosure
Philadelphia handles unpaid property taxes differently from the suburbs: after January 1 the tax is delinquent and the City can move toward a sheriff sale. Owner-occupants can often stop that with an Owner-Occupied Payment Agreement. See our property tax guide.
Rentals and L&I
Landlords need a rental license and must give tenants a Certificate of Rental Suitability. Evictions require going through the Eviction Diversion Program first. If that’s more than you want to deal with, we buy rentals occupied. See our tenant guide.
Philadelphia neighborhoods we buy in
Kensington, Port Richmond, Fishtown, Frankford, Bridesburg, Mayfair, Tacony, Holmesburg, Oxford Circle, Lawncrest, Olney, Logan, Feltonville, Juniata, Germantown, Mount Airy, Nicetown, Tioga, Strawberry Mansion, Brewerytown, Fairhill, Hunting Park, West Philadelphia, Overbrook, Cobbs Creek, Kingsessing, Southwest Philadelphia, Point Breeze, Grays Ferry, South Philadelphia, Roxborough, Manayunk and Northeast Philadelphia, plus every other neighborhood in the city.
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
Can you buy my Philadelphia house if I owe water bills, gas bills or property taxes?
Yes. Unpaid Real Estate Tax, Water Revenue Bureau bills and PGW gas charges can all become liens on a Philadelphia house. The title company gets payoff figures and pays them at closing, out of the sale price. You don’t need to bring cash.
My house has L&I violations. Can I still sell?
Yes. Open Licenses & Inspections violations don’t stop a sale. We buy houses with violations, failed inspections and repair orders, and we take care of the fixes after closing.
The deed is still in my parent’s or grandparent’s name. Can I sell?
Usually, but not until the title is fixed. That’s called a tangled title, and it’s very common in Philadelphia. The estate normally needs to be opened at the Register of Wills first. The Save Your Home Philly Hotline, 215-334-HOME, helps residents sort out tangled titles for free.
My house is already listed for sheriff sale on Bid4Assets. Is it too late?
Not necessarily. You own the house until the sale happens. If there’s enough time, a sale can pay off the debt at settlement, and the lender’s attorney may agree to postpone the sheriff sale once a settlement is scheduled. Call us as soon as you know the date.
Do you buy rentals with tenants in Philadelphia?
Yes. We buy occupied rowhomes, duplexes and small multi-units, and take over the lease and security deposits at closing. See our guide to selling a house with tenants.
How fast can you close?
Usually in two to four weeks once title is clear, or on whatever date works for you.