We Buy Houses in Allentown, PA
Need to sell your house in the Lehigh Valley's largest city? Family Owned Home Buyers purchases homes directly throughout Lehigh County—as-is, with zero agent fees, and no renegotiations once we agree on a price. We buy houses fast in allentown and provide a transparent cash offer within 24 hours. You control when we close—typically around 10 days, though we'll work with your schedule.
We buy houses in allentown pa and understand this region's unique character. From historic properties in established neighborhoods to newer developments in growing suburban areas, homes near downtown to properties throughout the Lehigh Valley, our pricing reflects actual neighborhood 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 your house fast in allentown, we're here for local homeowners.
Get My Cash Offer — Free & No Obligation
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?
Why Allentown Sellers Choose Family Owned Home Buyers
When you're ready to sell your house in allentown, here's what distinguishes us as house buyers in allentown:
Competitive & Fair Cash Offer Within 24 Hours!
Share details about your property, and we'll leverage our comprehensive knowledge of the Lehigh Valley market to evaluate it accurately and present you with a competitive offer. Whether you need to sell house in allentown 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 in allentown like us understand the unique aspects of this region's diverse neighborhoods and property types.
Zero Fees. Zero Commissions. No Closing Costs.
Working with cash buyers in allentown 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 home in allentown through us, our offer represents what you actually receive, minus only your mortgage payoff and standard prorations.
No Showings – No Repairs – We Buy "As-Is"
We buy homes in allentown 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 house fast in allentown," this straightforward approach eliminates the typical hassles of traditional home sales.
You Set the Conditions!
When you sell house for cash in allentown, 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.
Let us Beat Your Other Offer!
Already have another cash offer from competing allentown house buyers? 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.
Complete Transparency With Our Pricing Formula
Unlike many cash home buying companies, we show you exactly how we calculate offers. You see the comparable sales from your specific neighborhood, every repair line item, and both our resale costs and profit margin clearly explained. When selling a house in allentown, this transparency helps you make informed decisions about your property sale.
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How We Buy Houses in
Allentown
Life flows along I-78 connecting west toward Harrisburg and east toward New Jersey, US-22 running parallel through the region, and the distinctive character that comes from being positioned between Philadelphia and New York. Residents know the blend of urban neighborhoods and suburban communities, the region's manufacturing heritage and modern economic transformation, easy access to major metros in either direction, and the pride that comes with this valley's revitalization. As cash home buyers in allentown, we've shaped our process to fit this community—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 from relatives who lived here for generations, you're relocating for work and need to move quickly, you're going through a divorce and need to divide assets fairly, you're downsing now that your family has grown, or circumstances require immediate equity access—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 information.
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 local characteristics—how properties in historic downtown neighborhoods differ from suburban developments, what different construction eras mean for systems and updates, how proximity to major corridors affects values, and what buyers expect from homes in different areas. Whether your property sits in an established neighborhood near Center City, in West End communities, in growing areas to the south and west, or anywhere throughout Lehigh County, we know the specific market dynamics.
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.
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 relocation timeline? 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!
Situations In Which We Buy Houses In
Allentown
Every situation where someone needs to sell house fast in allentown 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 in allentown pennsylvania 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 home in allentown should reduce stress in your life, not create more of it. From corporate 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 house in allentown and let someone else manage the renovation process.
Customer experience: A homeowner in the West End owned a property needing complete electrical panel replacement, new plumbing throughout, and foundation repairs. With estimates topping $55,000, they contacted us. We made a fair offer and closed in 14 days, eliminating months of contractor coordination.
Inheritance
When you inherit property in this region, 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: Three adult children inherited their grandmother's home where she'd lived since the 1950s. With siblings in different states, they needed time to sort through decades of belongings. We gave them seven weeks to handle personal items, then closed smoothly once 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 their separation agreement. Traditional showings felt uncomfortable while both still lived there. We evaluated the property fairly, presented our offer quickly, and closed in 16 days, allowing both parties to move forward.
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 need cash for houses allentown area, we close in as little as 10 days with funds delivered directly. If you're searching for "cash for my home allentown" or "cash for homes allentown," 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 residents have used our service to transition to their next life stage without traditional sale stress.
Customer experience: After 35 years in their home, a couple decided they wanted something smaller and easier to maintain. Their property had aging systems and needed updates they didn't want to tackle. We bought it as-is and coordinated closing with their new condo's availability.
Relocation
Job transfers and career opportunities 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 to the West Coast with a 35-day start window. We provided our offer within 22 hours, closed on day 24, and they relocated without housing complications.
Disrepair
Inheritance
Divorce
Fast Cash
Retirement
Relocation
Houses We Buy in
Allentown – Any Condition, Any Situation
We buy houses in Allentown pa 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.
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.
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 Pennsylvania's seasonal extremes, or structural concerns. We buy as-is and handle all remediation after closing.
Single-Family Homes
Traditional single-family residences throughout the region—from smaller starter homes to larger family properties. Any architectural style, any decade of construction, any condition. If it's a single-family home within our service area, we'll evaluate it and make you an offer.
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.
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 Lehigh County.
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.
Not Sure If We Buy Your Property? Contact us today to discuss your specific situation—we handle diverse property types and conditions.
Unappealing Homes
Damaged Homes
Single Family Homes
Townhomes
Apartments/Condos
Listing with an Agent vs. Selling Direct for Cash
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 to sell your house fast in Allentown:
You prefer selling a home in Allentown 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
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 when you sell house for cash in Allentown, we're your buyer.
Cash for Keys vs. Other "We Buy Houses in
Allentown" Companies
What genuinely sets us apart from other we buy houses in Allentown 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.
✓ Transparent evaluation process — We explain exactly how we arrived at our offer, showing you the comparable sales we used from your specific neighborhood and the repair costs we factored in. No black-box formulas.
✓ 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.
✓ 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.
✓ 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.
✓ 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.
✓ Understanding of regional market dynamics — We know the Lehigh Valley's unique characteristics, understand how proximity to major metros affects real estate, and have extensive experience with the diverse property types and conditions found throughout the region.
✓ Serving multiple states — Beyond helping homeowners in Pennsylvania, we also serve properties throughout Maryland, Delaware, and South Jersey, giving us broader market knowledge and experience handling diverse situations across the Mid-Atlantic region.
As cash home buyers in Allentown pennsylvania, we focus on straightforward process, respectful communication, and delivering on our commitments. Whether you sell your house in Allentown or want cash for houses Allentown area, we provide clarity and follow-through at every step.
Understanding Local Pricing Factors Throughout the State
Pricing homes means understanding what distinguishes different neighborhoods and property types in this region:
Location within the area significantly influences values. Properties in historic downtown neighborhoods have different characteristics than suburban developments spreading west and south. Each area has distinct features that affect buyer demand and property values.
School district quality creates measurable value differences. Properties in highly-rated districts throughout Lehigh County consistently command premiums that buyers with families recognize and are willing to pay for.
Property age and architectural character vary significantly across the region. Historic homes from different eras compare differently to more recent construction in newer developments. We don't apply generic formulas; we use actual comparable sales from properties with similar characteristics, ages, and locations.
Proximity to major corridors like I-78 and US-22 affects values. Easy highway access for commuting to Philadelphia, New Jersey, or other regional employment centers influences buyer preferences and pricing.
The region's economic transformation continues to affect real estate dynamics. Areas experiencing revitalization and new investment show different patterns than established stable neighborhoods.
When you're ready to sell your house in Allentown, we bring this local knowledge to create accurate, fair evaluations based on your property's specific location and characteristics within this dynamic region.
Delaware
Salisbury, MD
Delaware County, PA
South Jersey
Chester County, PA
Cecil County, MD
We'll buy your house
anywhere in
Pittsburgh.
Ready to Sell Your House Fast for Cash in Allentown?
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 sell my home in Allentown" or searching for "cash for my home Allentown," we're here with a straightforward solution. Whether you're ready to sell house fast in Allentown due to inheritance, divorce, retirement, relocation, property disrepair, or you simply need cash for homes Allentown situation—we buy houses throughout Lehigh County and across the broader Mid-Atlantic region including Maryland, Delaware, and South Jersey.
Contact Family Owned Home Buyers today. Let's discuss your property in the Lehigh Valley and how we can help you move forward with confidence.
