Over 30% of all homes were bought with cash in Q2 2024. Montgomery County topped this list with 34.9% of cash sales, followed by Philadelphia at 30.3%. This shows that cash is still king in the Coal State.
Cash buyers offer a fast, as-is sale, often closing within 7 days. But which cash buyers will get you 100% of your home’s Fair Market Value? See our rankings below to find out and keep thousands in your pocket!
Reviews: 6 Top Cash Home Buyers in Pennsylvania
1. Houzeo: Pennsylvania’s #1 Cash Home Buyer Marketplace
Max Exposure to Cash Buyers
Listing Fee: $3994.9/5
Houzeo is the best option if you’re looking for multiple cash offers. Your MLS listing will be exposed to local and national cash buyers, increasing the number of offers you receive.
- Fee: Houzeo does not charge any undisclosed closing fee.
- $399 + $350 at Close: 6-month MLS listing, 24 photos
- $399+0.5% at Close: Maximum photos, premium yard sign
- $429+0.5% at Close: Pricing assistance, contract review, seller disclosures, licensed broker assistance
- $449+1% at Close: Virtual full-service with licensed broker, offer negotiations
- Typical Offer: Up to 100% of your property’s Fair Market Value.
- Eligible Properties: On Houzeo Marketplace, you can sell your house as is.
- Closing Offer Terms: You can specify your preferred closing date and the closing offer terms.
👉 Our Take: For sellers looking to maximize their cash offers, we recommend Houzeo’s Gold plan. You can access Houzeo’s advanced features to negotiate the best terms for your cash offer.
» Houzeo Reviews: Find out why Houzeo is one of America’s best cash buyer marketplaces.
Houzeo is America’s #1 cash buyer marketplace because of 5 reasons:
- Max Exposure: Houzeo’s packages give you access to the MLS and 100s of websites like Zillow, Realtor.com, Redfin, etc.
- 5-Star Customer Service: Houzeo’s customer service desk is available 6 days a week. Chats and emails are open 7 days a week.
- 100% Online: Houzeo is high-tech. For you, this means easy listing, fast changes, online showings, and online offers.
- No Listing Commission: You’ll pay just a small flat fee to list on MLS. You get to bypass the 3% listing agent commission! All fees are disclosed upfront, so there are no Houzeo hidden fees.
- Home Value Estimator: Houzeo’s home value estimator can get you a quick and free estimate of your property’s market value in 30 seconds.
There are no dealbreakers with Houzeo.
» Houzeo Pros and Cons: Read the advantages and disadvantages of choosing Houzeo to sell your home for cash.
Houzeo is rated 4.9 out of 5 stars by thousands of home sellers on Google & Trustpilot.
With Houzeo, your home gets maximum exposure to Pennsylvania’s best cash home-buying companies and individual investors. You could get multiple competitive offers for your home, driving up its final sale price.
2. First Choice Home Buyers
LOCAL HOME BUYER
Service Fee: None4.5/5
First Choice Home Buyers is a Pennsylvania-based cash house buyer with over 20 years of experience. They purchase properties from home sellers who are in a rush and want to sell their home quickly.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: First Choice Home Buyers offer cash on all types of houses including single-family, multi-family, townhouse and apartment properties as-is.
- Closing: Their efficient process allows for closings in as little as 48 hrs.
👉 Our Take: First Choice Home Buyers is a good option if you want to sell your house quickly for cash but they have limited coverage. This limits your access to their services outside Central Pennsylvania.
- Fast Cash Offer: You get an offer within 24 hours.
- Flexible Closing: You can close in as little as 48 hours.
- Sell As-Is: First Choice Home Buyers buy houses as-is so you don’t need to worry about making repairs.
» Pros and Cons of First Choice Home Buyers: Read about the advantages and drawbacks before dealing with First Choice Home Buyers.
Here are some drawbacks we came across during our research of First Choice Home Buyers:
- Limited Coverage: First Choice Home Buyers offers cash on houses only in some Pennsylvania counties, including Dauphin County, York County, Lancaster County, Cumberland County, Adams County, Franklin County, and Lebanon County.
- Unreliable Offer: Initial offer may change after a home inspection. The final offer will have a deduction based on the after-repair value.
First Choice Home Buyers has 4.5 out of 5-star from 63 reviews on Google Reviews.
» First Choice Home Buyers Reviews: Read our in-depth review on First Choice Home Buyers.
First Choice Home Buyers is a reputable “we buy houses for cash” company in Pennsylvania with over 20 years of experience. They purchase all types of homes, including single-family, multi-family, townhouses, and apartments as-is.
However, some clients have complained of their poor customer support. There may also be very little room to negotiate your offer.
3. Integrity First Home Buyers
PAY ZERO FEES
Service Fee: None4.2/5
Integrity First Home Buyers is a Pennsylvania-based cash home buyer. They have a professional team of home buying experts who work dedicatedly to help you sell your home quickly.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: Integrity First Home Buyers will purchase your house in as-is condition. You can sell it for cash without making any improvements.
- Closing & Offer Terms: Integrity First Home Buyers offer flexible closing times up to 60 days.
👉 Our Take: Integrity First Home Buyers is an excellent option for Pennsylvania home sellers who want to sell their house as-is for a fair market value.
- Sell As-Is: You need not prep the home for listing, home staging, or worry about making repairs.
- Fast Cash Offer: You can expect a no-obligation cash offer within 24 hours of contacting them.
- Quick Closing: Integrity First Home Buyers offer a quick and smooth closing timeline. You can close on your timeline, or move at your pace, up to 60 days.
In our research, we came across some major drawbacks of Integrity First Home Buyers:
- Limited Coverage: Integrity First Home Buyers offers cash for houses in only select areas of Pennsylvania, such as Harrisburg, Lancaster, Stewartson, York, Dover, Gettysburg, Glen Rock, and Hanover.
- Lowball Cash Offers: Integrity First Home Buyers pays less than what sellers could get on the open market. The cash offer is ~50% to 70% of the property’s FMV.
- Negative Customer Reviews: Quite a few customers have complained about their unprofessional behavior.
Integrity First Home Buyers has 4.2 out of 5-star from 145+ reviews on Google Reviews.
» Integrity First Home Buyers Reviews: Here’s what customers have to say about Integrity First Home Buyers.
Integrity First Home Buyers offer a fast and convenient way to sell your home for cash. By choosing them, you can sell your house in its existing condition, saving on potential repair costs.
While they provide a fast solution, the cash offer you may receive might be lower than your home’s true market value.
4. Express Homebuyers
As-Is Cash Home Buyer Network
Service Fee: None4.4/5
Express Homebuyers specializes in making all-cash offers on distressed houses. They cater to home sellers who want to sell their houses fast without making any repairs.
- Service Fee: Express Homebuyers do not charge any upfront fees.
- Typical Offer: Their cash offer ranges from 50% to 70% of the house’s fair market value (FMV).
- Eligible Properties: Express Homebuyers deals in inherited houses, home sales after divorce, foreclosure properties, rental properties, etc.
- Closing Offer Terms: While they usually close within 2 to 4 weeks, they have a flexible closing timeline and can buy your home at your convenience.
👉 Our Take: Express Homebuyers can be a great option to sell an extremely distressed property. However, if your house needs minimal or no repairs, then you should consider listing on the MLS.
- No Obligations Offers: You will receive a free estimate for your property, no matter how many major fixes it needs.
- Near Nationwide Coverage: Express Homebuyers offers cash for houses in 20 states including major states like Florida, California, Texas, Washington, etc.
- Flexible Closing Date: Closing dates can be finalized as per the home seller’s terms.
- No Charges or Fees: Express Homebuyers do not charge you any fees. You will receive the full selling price based on market research and the house’s conditions.
- Sell As-Is: You save on repair costs, and sell your house as-is.
» What is Express Homebuyers? Read our in-depth analysis of Express Homebuyers.
- Poor Customer Support: Previous clients have complained about their lack of communication and half-hearted responses.
- Non-Negotiable Offer: Your house will receive a cash offer of not more than 70% of the property’s fair market value.
Express Homebuyers has a rating of 4.4 out of 5 stars with 135+ reviews on Google Reviews.
» Express Homebuyers Reviews: Is there really no service fee?
Jud Allen and Brad Chandler founded Express Homebuyers in 2003. They are based in Springfield, Virginia, but they buy homes across the nation.
They will extend a cash offer that is up to 30%-70% of your home’s fair market value. However, some reviews highlight their poor customer support which can delay your sale.
5. We Buy Ugly Houses
NATIONWIDE COVERAGE
Service Fee: None2.6/5
We Buy Ugly Houses is a well-known cash home-buying company that helps homeowners sell their houses fast. It offers a fast, hassle-free sale without the need for repairs or renovations.
- Sell at $0 Commission: You can sell your home with a few photos and a basic property description without paying any agent commission.
- No Closing Costs: You don’t have to pay any closing costs as the company pays them.
- Typical Offer: 50% to 70% of your property’s fair market value.
👉 Our Take: We recommend We Buy Ugly Houses for a quick and hassle-free sale. You can negotiate the price for your home and close the deal without closing fees.
- Sell Your Home As Is: You can save thousands in repair costs by selling your distressed home as is.
- Cash Offer in Any Condition: You can get a cash offer, no matter what shape your home is in.
- Quick Closing Timeline: Once you accept the offer, you can sell your house within 2 weeks.
- Low Ball Offers: Cash offers are typically 50% to 70% of your home’s fair market value, depending on its condition and location of the house.
- Limited Negotiation: You might have less room to negotiate the final offer.
- Not Ideal for High-Value Homes: This option may not be best for homes in high-demand areas where you could get more by listing on the MLS.
We Buy Ugly Houses is rated 2.6 out of 5 stars on Yelp
» We Buy Ugly Houses Reviews: Read this in-depth review to learn more about them.
We Buy Ugly Houses operates as a franchise under its parent company, HomeVestors. Each franchisee is independently owned and operated. This leads to variations in service quality and customer experience across different locations nationwide.
Further, if your home requires extensive repairs, you may just 30% to 50% of your home’s fair market value.
6. ASAP Cash Home Buyers
NATIONWIDE COVERAGE
Service Fee: None4.8/5
ASAP Cash Home Buyers, founded in 2013, offers quick and hassle-free home sales. It specializes in assisting homeowners who need to sell their property fast for cash.
- Service Fee: None
- Typical Offer: 50% to 70% of the Fair Market Value (FMV)
- Eligible Properties: The company buys properties that have structural issues, have bad mortgage financing, and are located in high-crime areas. They also offer cash for inherited houses and empty lots.
- Closing Offer Terms: You close the deal in 3 weeks after accepting the offer. You also have the option to choose a closing date that suits your needs.
👉 Our Take: ASAP Cash Home Buyers’ is a good choice if you want to save on repair costs. However, you have to settle for a price that’s almost half of the home’s fair market value.
» Pros and Cons of Asap Cash Home Buyers: Must read before you make a decision.
- Nationwide Coverage: The cash home buyer offers its services in all the 50 states of the U.S.
- Flexible Closing Date: You can choose a closing date that works best for you.
- No Hidden Costs: ASAP Cash Home Buyers clearly outline all their fees upfront.
- Purchase of Distressed Home: You can sell your home as-is to the cash buyer. This would save you time and help close the deal faster.
- Varying Level of Service: ASAP Cash Home Buyers partners with independent investors nationwide. Therefore, there’s no guarantee that you will work with knowledgeable and responsive agents.
- Only Purchase Homes: ASAP Cash Home Buyers does not buy property interests like timeshares, hotels, or rental communities. Thus, if you want to sell other properties you need to consider other options.
- Limited Negotiation: Since they have a streamlined process, it can result in fixed terms and conditions. This means you have less opportunity to negotiate on the offered price.
ASAP Cash Home Buyers have a rating of 4.8 out of 5-stars with 40+ reviews on Google.
» ASAP Cash Home Buyer Review: Read our in-depth analysis.
ASAP Cash Home Buyers was founded in Fort Lauderdale, FL. However, they have partner investors who offer cash for homes in Pennsylvania.
This cash buyer doesn’t charge a service fee and covers all closing costs. Additionally, they can close on your home in 7 to 28 days.
Top “We Buy Houses for Cash in Pennsylvania” Companies Near You
| 1. Pittsburgh, PA | Cash Home Buyers in Pittsburgh, PA |
| 2. Philadelphia, PA | Cash Home Buyers in Philadelphia, PA |
| 3. York, PA | Cash Home Buyers in York, PA |
Are Companies That Buy Houses for Cash in Pennsylvania Legit?
Yes, companies that buy houses for cash are legitimate and operate legally nationwide. They purchase distressed properties at a discount, renovate them, and then sell them for profit.
2 Types of Companies That Buy Homes in Pennsylvania
- We Buy Houses for Cash Companies: They typically extend offers for distressed homes and pay 30% to 70% of the properties’ FMV. These companies include popular names like HomeVestors and First Choice Home Buyers.
- Home Trade-In Services: These cash home buyers give you an advance on your cash offer before you move out, ensuring a smooth and hassle-free transition. Companies like Knock or Orchard provide this service.
4 Steps to Sell Your Home for Cash in Pennsylvania
If you’re wondering how to sell your home for cash in Pennsylvania, here’s what you need to do:
- Find a Cash Home Buyer: Research all companies buying houses for cash in your area. Choose one based on client testimonies and positive online reviews.
- Request an Offer: Once you’ve selected a cash buyer, request an offer on their website. You must provide information such as property type, number of bedrooms and bathrooms, asking price, etc. You will also have to give the reason for the home sale.
- Schedule a Home Visit: A representative from the company will come to inspect your house. They will then give you their final cash offer.
- Close the Deal: If you’re happy with the offer, finalize the deal. Remember to get all the paperwork for selling a house without a Realtor verified by a real estate attorney.
How Much Do “We Buy Houses for Cash in Pennsylvania” Companies Pay?
Cash buyers in Pennsylvania usually offer between 30% to 70% of a home’s After-Repair Value. The offer also depends on factors like the company you’re selling to, their service fees, etc. The After-Repair Value is calculated as follows:
After-Repair Value (ARV) = Property Purchase Price (PPP) + Cost of Repairs (COR)
Imagine if you’re selling your $308,800 home in Pennsylvania. With a traditional cash home buyer, you could get just $216,160. But, with a cash buyer marketplace like Houzeo, you only pay $749 and get up to $308,051!
| Service Provider | Service Fee | Potential Offer (of the ARV) | Actual Offer Amount |
| Cash Buyer | None | 70% | $216,160 |
| iBuyer | 5% | 80% | $247,040 |
| Houzeo | $749* | Up to 100% | $308,051 |
📢 NAR Settlement Saves Sellers Thousands in Commission
The NAR Settlement went into effect on August 17, 2024. Buyer agent commissions can no longer be offered on the MLS. This means sellers will save thousands! But it also means there’s a lot more compliance and litigation risks.
Here’s what this means for you:
- Sellers Can Save Thousands in Commissions: You will likely pay much less than the traditional 3% buyer agent commission. That’s because buyer agent commissions will be negotiated twice: Once when buyers engage buyer agents, and again when sellers review offer contracts.
- Seller Priority #1 Will Be Paperwork (to Mitigate Compliance & Litigation Risks): Buyer agents mitigate all types of risks. From seller disclosures, offer contracts, contingencies, inspections, repair requests, appraisal, and closing – Buyer agents keep the paperwork tight. Their state licensing authorities, Realtor associations, and MLS’ audit paperwork compliance. Without buyer agents, sellers will have to learn and adapt. Or risk expensive litigation.
- Negotiations Can Now Feel Like Haggling: Buyer agent commissions will now be part of offer contracts and buyer agency agreements. Buyers may ask sellers to include commissions in the form of seller concessions. That means home buyers and sellers alike will be negotiating commissions. Sellers will need expert licensed brokers to help them with these negotiations.
- Buyer Agent Commissions Can Be Offered Offline: Buyer agent fees can still be offered outside of the MLS. They just cannot be advertised on the MLS.
Pros and Cons of Companies That Buy Houses for Cash in Pennsylvania
✅ Pros
- Fast Cash Sale: Typically, sellers must list on MLS in Pennsylvania and wait for potential buyers. “We Buy Houses for Cash” companies offer a cash deal within 24-48 hours.
- Flexible Closing: Cash buyers in Pennsylvania close quickly and on your timeline. So you can sell your home anywhere between 7 days to 30 days as per your convenience.
- Zero Service Fees: Pennsylvania’s cash house buyers don’t charge any service fee. Their net profit is enough to sustain their fix-and-flip model.
❌ Cons
- Lowball Cash Offers: Cash companies that buy homes in Pennsylvania typically pay 30% to 70% of market value, deducting repair and resale costs.
- Non-Negotiable Deals: When dealing with cash home buyers, the offer is usually take-it-or-leave-it.
- Possible Closing Costs: Some buyers may require you to pay seller closing costs, so always review terms carefully.
Alternatives to Companies That Buy Houses for Cash in Pennsylvania
- List Your Home With a Flat Fee MLS Service: You can get up to 100% of your home’s market value with a Flat Fee Pennsylvania MLS listing. Your home is visible to multiple cash buyers and investors, increasing your offers.
- Hire a Traditional Full-Service Realtor: When you opt for a full-service Pennsylvania Realtor, you will have to shell out a 5% to 6% commission. That’s $18,528 on a $308,800 home gone!
- List With a Discount Real Estate Broker: They are real estate professionals who offer the same services as traditional agents but for a lower fee. Discount real estate brokers in Pennsylvania charge between 0.5% to 2% as fees.
- Sell “For Sale By Owner”: In a FSBO sale, you’ll have to opt for “DIY” marketing strategies like using FSBO signs and word of mouth. But your listing won’t be on Zillow, Trulia, and Realtor.com. Meanwhile, paid For Sale By Owner sites in Pennsylvania will help you list on the MLS and increase exposure.
Should You Sell to Companies Buying Houses in Pennsylvania?
Yes, but only if you want to sacrifice thousands of dollars. By accepting an offer from a single cash buyer, you may receive only 30% to 70% of your home’s value, sacrificing equity for a quick sale.
If you want the best of both worlds, a cash buyer marketplace is your best bet. Within 24 hours, your home will be visible to multiple local and national cash buyers, boosting your chances of competitive offers.
Frequently Asked Questions
What is the best company that buys houses for cash in Pennsylvania?
Houzeo is the best cash marketplace for selling homes for cash in Pennsylvania. Companies like Orchard and HomeVestors have extended offers on homes listed on Houzeo.
How can you sell to companies that buy houses for cash?
To sell to companies that buy houses for cash, research local cash buyers in Pennsylvania or use a cash buyer marketplace. Submit your home’s details, get an offer within 24-48 hours, and if you accept, close the deal in as little as a week.
How fast can I sell my Pennsylvania house?
You can sell your house in 7 to 30 days when selling to cash buyers in Pennsylvania.
» How to Sell a House Fast in Pennsylvania: Learn how you can get your home sold in no time in the Coal State.
What to look for when choosing cash home buyers?
Look for legitimate cash home buyers that have a great reputation in the industry. They should have positive customer reviews on platforms like Google that highlight their transparent processes and fair offers.
