We Buy Houses for Cash in MD, DE, PA and South Jersey
Get a fair cash offer for your home.
No fees or commissions!
Need to sell your house fast? Family Owned Home Buyers purchases homes directly throughout Maryland, Delaware, Pennsylvania, and South Jersey as-is, with zero agent fees, and no renegotiations once we agree on a price. We buy houses for cash and provide a transparent offer within 24 hours. You control when we close—typically around 10 days, though we'll work with your schedule.
We buy houses and understand what makes each region unique. From historic properties in established neighborhoods to modern developments in growing communities, waterfront homes to suburban properties, our pricing reflects actual local sales data, real contractor costs, and current market realities. We're direct: you'll see exactly how we arrived at our number, we respect your timeline, and we give you honest guidance about your options. If listing with a realtor would serve you better financially, we'll tell you why. When you need certainty, discretion, and want to sell my house fast, we're here for homeowners across the Mid-Atlantic.
Get Started!
FAST
When you need to dump your unwanted property fast - we'll be here ready to talk.
FAIR
If we are known for anything, it is providing offers that are transparent and fair.
TRUSTED
When you are selling a home, we know that trust is extremely important.
EASY
Do you really want to go through the hassle of staging, touring, and negotiating with buyers?
How We Buy Houses Fast - Built for Your Timeline, Your Needs
Life doesn't wait for real estate timelines. Whether you're managing daily routines in bustling cities or quieter communities, navigating career changes, handling family transitions, or facing unexpected situations, you need solutions that work with your schedule. As cash home buyers, we've shaped
our process to fit real life—straightforward conversations, one property assessment, and you determine the closing date.
Step 1 — Quick Consultation
Simply call us or complete the online form to tell us about your property and what's motivating your decision. Perhaps you've inherited a family home and need to settle an estate, you're going through a divorce and need to divide assets fairly, you're downsizing after decades in the same home, you've accepted a position elsewhere and need to relocate quickly, or circumstances require immediate access to equity—we start by listening. This conversation focuses on your property's current state, your timing needs, and what outcome would genuinely help your situation. No pressure, no obligation—just a real conversation about your specific needs.
Step 2 — Home Inspection
Once we've discussed your property and confirmed it fits our buying criteria, we schedule a walkthrough that usually takes 30-45 minutes. Don't worry about cleaning, making repairs, or staging anything. We're assessing the actual condition, examining critical systems—foundation stability, roof condition, electrical capacity, plumbing integrity, HVAC performance—and identifying what work would be required.
We compare your property to recent transactions in your specific area. We don't use cookie-cutter pricing models. We understand regional characteristics—coastal foundation patterns, what proximity to major employment centers means for values, how school districts affect pricing, and what local buyers expect. Whether your property sits in a growing suburban corridor, an established urban neighborhood, a historic community, or a coastal area, we know the specific market dynamics that drive fair valuations.
Step 3 — Home Offer
We present a fair, transparent cash proposal based on comparable sales in your area, itemized repair estimates, and honest market conditions. You'll see exactly how we calculated our offer with complete transparency. Our pricing formula is straightforward:
Our Formula:
ARV (After Repair Value) - This is what we expect the home to sell for after we've fixed it up
Repair Budget - How much we estimate the renovation to cost us
Costs to Resell - When we resell, we pay agent fees (6-7%), closing costs (1-2%), and other taxes (roughly 1-2%). We expect this around 10%
Profit - We wouldn't remain operational without turning a profit. Our profit is usually around 10% of the selling price
= Your Cash Offer - This is how much we give you on the closing date of your choice. No hidden fees, commissions, or anything
You can accept our offer, counter it, or decline. There's zero pressure. We show you the actual homes that sold nearby, the specific repairs needed, and our costs. No hidden calculations—just honest math you can verify independently.
Step 4 — Fast Closing
You pick the closing date. Ten days works for most sellers, but we adapt to your needs. Need to close sooner because of time constraints? We'll make it work. Need additional time to coordinate your next move or settle other affairs? That's fine too. We can even arrange for you to stay in the property briefly after closing if that helps your transition.
We handle all standard seller closing costs—title insurance, recording fees, documentation. Your mortgage balance if applicable, property taxes, and any homeowners association fees are processed through standard title company procedures. You receive funds via wire transfer or cashier's check. Straightforward. Secure. Completed.
Quick
Consultation
First things first, we need to have a quick conversation about the property you are looking to sell and what conditions we need to meet to make it worth your while.
Home
Inspection
Next, we schedule a home inspection to better understand the property that we may purchase! This is a quick, non-invasive tour of the home by a professional.
Home
Offer
After we understand the condition of your home, we formulate a fair home offer based on what is needed to bring it to market along with some other simple factors.
Fast
Closing
The benefit of working with us, is we deal in cash! After we have agreed to the terms and conditions of the sale, we can close in as few as 10 days!
Why YOU Should Choose Family Owned Home Buyers
When you're ready to sell your house, here's what distinguishes us as house buyers throughout the region:
Competitive & Fair Cash Offer Within 24 Hours!
Share details about your property, and we'll leverage our comprehensive knowledge of local markets to evaluate it accurately and present you with a competitive offer. Whether you need to sell your house because of urgent circumstances or you're simply ready for your next chapter, we provide rapid decisions so you can move forward with confidence and clarity. Home buyers for cash like us understand the importance of quick, fair evaluations based on real market data.
Zero Fees. Zero Commissions. No Closing Costs.
Working with cash buyers means no fees or commissions of any kind. We cover every single closing cost, simplifying the entire selling process and making it cost-effective for you. No realtor taking 5-6% of your sale price. No unexpected fees appearing at closing to reduce your net proceeds. When you sell your house fast through us, our offer represents what you actually receive, minus only your mortgage payoff and standard prorations. What we quote is what you get.
No Showings – No Repairs – We Buy "As-Is"
We buy homes exactly as they are today. You won't need to worry about coordinating open houses, completing any repairs, or managing renovation projects before selling. The figure we agree upon is what closes—no last-minute adjustments or surprises. If you're thinking "I need to sell my house," this straightforward approach eliminates the typical hassles of traditional home sales. Home buyers as is like us mean exactly that—we purchase in current condition.
You Set the Conditions!
When you sell house fast with us, you get to set the conditions of the sale. You can choose the closing date and determine timing that works perfectly for your situation. You are in control, so you can be sure that you are getting the best deal possible for your circumstances. Need extra time? Want to close quickly? We adapt to what works for you.
Let us Beat Your Other Offer!
Already have another cash offer for home from competing companies that buy houses? Show it to us. We'll work to match or beat it on price, terms, or speed. If their offer is genuinely better for your situation, we'll tell you that honestly. We care more about being straight with you than closing every deal at any cost.
Complete Transparency With Our Pricing Formula
Unlike many cash home buyers, we show you exactly how we calculate offers. You see the comparable sales from your specific area, every repair line item, and both our resale costs and profit margin clearly explained. When selling a house, this transparency helps you make informed decisions about your property sale without wondering if you're getting a fair deal.
Local Situations We Handle for Homeowners Throughout the Region
Every situation where someone needs to sell houses fast has its own unique circumstances. Our job is making your next step clear, private, and handled with respect. Here are
situations where homeowners have worked with cash home buyers near me like us:
Any Situation
Whatever brings you to this decision—expected or unexpected—we provide solutions that work for your specific timeline and requirements. Selling a house should reduce stress in your life, not create more of it. From job relocations to family changes, from inherited properties to homes that simply no longer meet your needs, we handle diverse situations with professionalism and respect.
Homes in Disrepair
Properties requiring substantial work can feel overwhelming, especially when you're balancing other responsibilities. When repair estimates start accumulating and the scope of work becomes clear, many homeowners realize they'd prefer to sell a house and let someone else manage the renovation process.
Customer experience: A homeowner inherited a property needing extensive foundation work, electrical updates, and a new roof. Estimates exceeded $65,000. We made a fair offer accounting for all needed work and closed in 13 days, allowing them to avoid months of contractor management.
Inheritance
When you inherit property, you're often managing estate proceedings, working with probate attorneys, coordinating family decisions across distances, and dealing with a home that may need significant updates. We collaborate with your legal counsel and title company, buying properties as-is while allowing your family appropriate time for belongings and decisions without pressure.
Customer experience: Siblings in three different states inherited their parents' longtime home. Coordinating was challenging with everyone's schedules. We gave them time to handle personal items over several weeks, then closed smoothly once they were ready.
Divorce
Separating shared property during divorce compounds stress during an already difficult time. You need a clear, efficient sale without complications that could extend the process. We provide one transparent offer, close according to your timeline, and process everything through the title company so both parties receive proper protection and the transaction stays clean.
Customer experience: A couple needed to finalize asset division quickly. Neither wanted traditional showings while navigating their separation. We provided a fair evaluation and closed in 20 days, allowing both parties to move forward cleanly.
Fast Cash Needs
Life sometimes presents urgent financial requirements—unexpected medical expenses, time-sensitive business opportunities, tax obligations, or situations requiring immediate equity access. When you want to sell my house and need cash for houses quickly, we close in as little as 10 days with funds delivered directly. If you're searching for "get cash for my house" or "cash for my home," we deliver exactly that certainty.
Retirement
When retirement transitions begin and downsizing makes sense, you want a smooth process—not the complications of preparing a property for market, managing showings around your schedule, or worrying about whether buyers will actually close. Long-time homeowners have used our service to transition to their next life stage without traditional sale stress.
Customer experience: After decades in their home, a couple decided to downsize. Their property had original systems needing replacement. We bought it as-is, coordinated closing with their new place's availability, and they transitioned smoothly without renovation stress.
Relocation
Job transfers and corporate relocations don't wait for real estate markets. When work requires you to move with a firm deadline, waiting months for a traditional sale creates unnecessary complications. We provide certainty with a closing date that matches your relocation timeline—no financing contingencies that could collapse at the last moment.
Customer experience: A professional accepted a position requiring relocation with a tight timeline. We provided our offer within 24 hours, closed on day 25, and they relocated without property complications hanging over them.
Disrepair
Inheritance
Divorce
Fast Cash
Retirement
Relocation
What We Buy Throughout Maryland, Delaware, Pennsylvania and South Jersey
We buy houses for cash regardless of current condition. Here's
what we purchase:
Ugly Houses or Properties "Nobody Wants"
Homes requiring complete cosmetic transformation—outdated kitchens with original cabinetry, bathrooms with vintage tile and fixtures, worn flooring throughout, dated finishes, and curb appeal concerns that discourage traditional buyers seeking turnkey properties. Properties with overgrown landscaping or exterior elements showing significant age. We evaluate the underlying value, not surface appearance. Buyers of homes like us see potential where others see
problems.
Unattractive Homes
Properties needing aesthetic improvements, updates, or complete interior renovation. Homes with interiors that haven't been touched in decades, worn fixtures, outdated appliances, or floor plans that don't meet current buyer preferences. We look at the property's bones and potential, not just its current presentation. When people search "buy my house as-is," they find us because we mean it.
Damaged Homes
Properties with foundation issues, roof problems ranging from minor leaks to full replacement needs, water intrusion damage from storms or plumbing failures, mold situations requiring professional remediation, failing electrical systems that may need complete panel upgrades, plumbing that's reached the end of its lifespan, HVAC systems that don't keep up with seasonal demands, or structural concerns. We buy as-is and handle all remediation after closing.
Single-Family Homes
Traditional single-family residences throughout our service area—from smaller vintage homes to larger estate properties. Any architectural style, any decade of construction, any condition. If it's a single-family home within our coverage area, we'll evaluate it and make you an offer. These are the most common houses for cash transactions we handle.
Townhomes
Townhome properties regardless of condition, including units dealing with HOA disputes, facing special assessments, or experiencing compliance complications. We understand homeowners association dynamics and buy properties that other buyers might avoid because of association-related challenges. House buyers cash companies like us navigate these situations regularly.
Apartments
Small apartment buildings and multi-unit residential properties. Whether currently generating rental income or sitting vacant, whether well-maintained or requiring substantial work—we buy apartment buildings throughout the region. Investment properties can be complicated to sell traditionally, but not with us.
Multi-Family Homes
Duplexes, triplexes, fourplexes, and other small multi-family configurations. We buy these properties whether all units are occupied, partially rented, or completely empty. Current tenant situations and maintenance that's been deferred don't prevent our purchase. We buy homes fast regardless of occupancy status.
Not Sure If We Buy Your Property?
Contact us today to discuss your specific situation—we handle diverse property types and conditions throughout the Mid-Atlantic region.
Unappealing Homes
Damaged Homes
Single Family Homes
Townhomes
Apartments/Condos
Where do we buy homes for cash?
We operate across Maryland, Delaware, Pennsylvania, and South Jersey with local knowledge and the same transparent, numbers-first approach everywhere.
Explore our regional pages to see how the process applies where you live:
- Maryland — Baltimore City and County, Montgomery, Prince George’s, Anne Arundel, Howard, Harford, Cecil, Frederick, Washington, Charles, Calvert, St. Mary’s, and the Eastern Shore.
- Delaware —
Wilmington and New Castle County, Newark, Bear, Hockessin, Pike Creek, Claymont, plus Kent and Sussex by request.
- Pennsylvania — Greater Philadelphia including Delaware and Chester counties, plus additional markets by request.
- South Jersey — Camden, Burlington, Gloucester, Salem, and select shore communities.
If your town is near a state line or not listed yet, ask. Coverage is broader than any short list can show.
Delaware
Salisbury, MD
Delaware County, PA
South Jersey
Chester County, PA
Cecil County, MD
We'll buy your house
anywhere in Pennsylvania and Maryland.
Selling With an Agent or Selling to a Cash Buyer
List with a realtor when:
Your property is in excellent condition or you're willing to invest time and money preparing it for the market, you can manage the demands of showings and buyer negotiations following inspections, you're comfortable with 30-90+ day timelines including appraisal and financing contingencies, and achieving the absolute maximum sale price is your primary objective regardless of time invested.
Choose direct cash sale when you need the fastest way to sell my house:
You prefer
selling a house fast in current condition without making repairs or updates, you need privacy and speed in the transaction, you want zero out-of-pocket expenses, and you value closing certainty and convenience over squeezing out every possible dollar. This approach makes particular sense for properties needing updates, inherited homes, divorce situations, or when relocation timelines don't allow for traditional sale periods.
What Changes With Our Approach:
- No realtor commissions (saving typical 5-6% of sale price)
- Zero seller closing costs (we cover title insurance, recording, documentation)
- One property walkthrough, not weeks of showings and open houses
- No appraisal or financing contingencies—we use our own funds
- No post-inspection price reductions—our offer stands as agreed
- Close in 10 days (or whatever timeline you prefer)
- Completely private transaction—no yard sign or public MLS listing
Honest assessment: If listing through a realtor would likely net you significantly more after commissions, carrying costs during months on market, and any repairs or updates suggested to maximize sale price—and you have the time—we'll tell you that directly. Our value proposition is certainty, speed, and handling challenging situations. If those factors matter most to you, we're your buyer. Quick cash home buyers like us serve a specific need, and we're honest about when that need applies.
How Family Owned Home Buyers Differs From Other Companies
What genuinely sets us apart from other we buy houses cash companies:
✓ Family-owned and operated — We bring values of integrity and service to every transaction. We're not a franchise or national operation churning through properties. When you work with us, you work with people who care about doing right by you.
✓ Transparent evaluation process — We explain exactly how we arrived at our offer, showing you the comparable sales we used from your specific area and the repair costs we factored in. No black-box formulas or vague calculations. Cash home sales with us mean you understand every number.
✓ True as-is purchase — No renegotiations after seeing your property. No price reductions when we identify issues during our walkthrough. What we agree on is what closes—that's our commitment. Buy my house quickly means exactly that—quickly and cleanly.
✓ Flexible with your timeline — We adapt to your schedule, family situation, and moving requirements. The 10-day standard can be shorter or longer based on what you need. Your life doesn't revolve around our convenience.
✓ Honest advice — If another approach would benefit you more, we'll tell you directly. We prioritize doing what's right over closing every possible deal. Sometimes the answer is "don't sell to us"—and we're okay saying that.
✓ True zero seller costs — Clearly defined from the beginning, no surprise fees appearing at closing. What we offer is what you net, minus only your mortgage and standard prorations. When we say cash offer for my home, we mean cash you actually receive.
✓ Multi-state coverage — Serving Maryland, Delaware, Pennsylvania, and South Jersey gives us broader market knowledge and experience handling diverse situations across the Mid-Atlantic region. We understand how different markets work and price accordingly.
As cash home buyer professionals throughout the region, we focus on straightforward process, respectful communication, and delivering on our commitments. Whether you sell home in any condition or want houses for cash near me, we provide clarity and follow-through at every step. Quick home buyers should also be honest home buyers—that's our standard.
Ready to Sell Your House Fast?
One property assessment. A transparent cash offer within 24 hours showing exactly how we calculated the number. We cover all standard seller closing costs.
Close in 10 days, or choose whatever date works for your situation. Need to stay briefly after closing? We can arrange that.
If you're thinking "I need to sale my house" or searching for "buy my house for cash," we're here with a straightforward solution. Whether you're ready to sell your house due to inheritance, divorce, retirement, relocation, property disrepair, or you simply need cash for homes near me situation—we buy houses throughout Maryland, Delaware, Pennsylvania, and South Jersey.
Contact Family Owned Home Buyers today. Let's discuss your property and how we can help you move forward with confidence. We buy your house cash, fairly, and without the complications of traditional sales.If you have a property and need to sell it fast, we personally would like the opportunity to make a fair all-cash offer with zero repairs on your end. We will pay all closing fees. Fill out our form and we will get back to you asap with a cash offer.
All Your Answers in One Place.
We get that there are too many questions to count in the beginning stages of selling your home. Hopefully the most frequently asked questions to the right can steer you in the right direction.