We Buy Houses in Philadelphia, PA
If you need to sell your house fast in Philadelphia, you’re not looking for weeks of showings, buyer loan drama, or a punch-list that turns into permits. Family Owned Home Buyers buys houses in Philadelphia, PA directly from owners—as-is, no commissions, and no closing costs. You get a clear cash offer within 24 hours, and you choose the closing date—often about 10 days, or later if that fits your calendar. We’re cash home buyers in Philadelphia: no MLS, no appraisals, no surprises.
We’re a regional buyer (MD, DE, PA & South Jersey) run by our family. Our commitment: show the math, respect your time, and tell you the truth. If listing would likely net you more even after costs and time, we’ll say so. When privacy, as-is, and a date-certain matter most, we’re built for Philadelphia.
Family-owned • Available 24/7 • As-Is Condition • No MLS • No showings • No financing delays
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 in Philadelphia, PA
Life here runs on SEPTA (the El/Market–Frankford Line, Broad Street Line, Regional Rail), quick hops on I-95/I-76, street parking, and school/work schedules. Our process stays out of your way—short touchpoints, one brief walkthrough, and a closing day you pick.
Step 1 — A real conversation about your goal
Tell us what you’re trying to solve: tenant move-out timing, inherited property with a clean-out, open L&I permits or a half-finished remodel, condo special assessments, pre-foreclosure dates. We’ll lay out choices in plain English—no pressure.
Step 2 — One brief on-site visit
No staging. No deep clean. We verify scope and comp the home inside its micro-market:
- South Philly (Passyunk/Whitman/Girard Estate) — roof/HVAC age and alley access can weigh more than cosmetics.
- Fishtown / Olde Richmond — mechanicals and roof life matter; parking shifts comps.
- West Philly (Cedar Park/Spruce Hill) — porch structure, older wiring, and laterals often land on the repair line.
- Roxborough / Manayunk — hillside foundations, steps, and parking shape buyer pools.
- Mt. Airy / Germantown — stone twins, slate roofs; realistic exterior budgets matter.
We’re not guessing from a national spreadsheet that’s never sat in Center City traffic or waited for the El at rush hour.
Step 3 — A written cash offer in 24 hours—numbers included
We show exactly how we priced it. If it works, pick a date—≈10 days is typical—and we cover 100% of closing costs. Need a few days after recording to time movers? We can structure a short stay-after-closing so nobody’s sprinting.
Get Started!
Open-book pricing (same formula every time).
Offer = ARV (After-Repair Value) − Repair Costs − ~10% resale/transaction costs − ~10% profit.
You’ll see comps behind ARV, a realistic repair budget
(roof, systems, kitchens/baths, exterior envelope), what we spend to hold/resell, and our modest business margin. No mystery math.
As-is—with no re-trades after we agree.
No repairs. No cleaning. Because we price
after the walkthrough, you’re not bracing for a last-minute haircut.
Pennsylvania-only underwriting, Philadelphia-aware.
We price with local details in mind: rowhome systems, porch/stoop structure, sidewalk & curb items, lead-safe rules for pre-1978, L&I permit trails, and condo/HOA docs where applicable.
Your calendar, not ours.
Close fast, or set a later date around work, school, elder-care, or move-in timing. Short post-closing occupancy available.
We’ll compete—and be candid.
Bring a written number from another
we buy houses in Philadelphia PA buyer. We’ll try to
match or beat it. If another deal truly serves you better, we’ll say so.
$0 at closing.
No fees. No commissions. No closing costs. The number you accept is the number that funds.
Situations when you can sell your house in
Philadelphia
Each sell your house in Philadelphia story is different. Our job is to make the next step simple, respectful, and certain—with examples that feel like real Philly life.
Disrepair (the “project” turned into “problem”)
Everyday scenario: A Point Breeze rowhome started as a weekend project: demo’d bath, aging roof, humming boiler, and a kitchen half-ordered. The owner’s new job cut the spare time and cash flow.
How we help: We priced the
actual finish work—roof, mechanicals, bath/kitchen completion, permits—into the offer. One walkthrough, line-by-line math,
no contractors to wrangle, and a 12-day close so the seller could focus on the new role.
Inheritance / probate + clean-out
Everyday scenario: Siblings in Mayfair inherited a rowhome filled with 30 years of belongings, plus questions about who could sign. None of them lived nearby.
How we help: We coordinated with their attorney and title, confirmed authority, scheduled two pick-up weekends for keepsakes, then handled the remainder
after closing.
Zero out-of-pocket, quiet sale, date-certain.
Divorce (keep it calm and documented)
Everyday scenario: A Roxborough twin needed a quick, private resolution; both parties worked opposite shifts and didn’t want showings or neighbors in the loop.
How we help: One point of contact, transparent number, signed addendum for a neutral lockbox handoff, and a
10-day close so both could move without crossing schedules.
Need fast cash / carrying-cost burn
Everyday scenario: In Tacony, taxes/insurance/utilities were stacking up on a vacant house. Waiting for “top dollar” meant paying three more months of holding costs the owner couldn’t absorb.
How we help: We walked payoff math vs. waiting, compared net numbers, and funded a date-certain sale. The owner kept more by
closing now instead of “maybe later.”
Retirement / downsizing
Everyday scenario: A Mt. Airy stone twin with stairs that felt longer each year; the sellers had a deposit on a first-floor unit opening next month.
How we help: We aligned closing with their move-in date and allowed a 4-day stay-after-closing so they didn’t rush packing or movers.
Relocation (logistics over listings)
Everyday scenario: A University City scientist started a new contract out of state with a firm start date; the idea of showings during travel was a non-starter.
How we help: We locked a
pre-travel closing, funded by wire the day before departure, and arranged a professional cleanout
after settlement—no MLS and
no surprises.
(If you’re selling your house fast in Philadelphia PA due to a foreclosure timeline, tell us the dates—certainty beats “almost.”)
Disrepair
Inheritance
Divorce
Fast Cash
Retirement
Relocation
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!
Houses We Buy in Philadelphia (Any Condition, Any Setup)
We purchase rowhomes/townhomes, single-family houses, condos, and small multifamily across Philadelphia—as-is, occupied or vacant, updated or dated. If your search was "we buy houses for cash in Philadelphia" you’re in the right place.
- Unappealing homes — dated layouts, worn finishes, curb-appeal issues.
- Damaged homes — fire/smoke, water/mold, foundation or structural concerns.
- Single-family — from bungalows to larger footprints needing system upgrades.
- Rowhomes/townhomes — egress, handrails, sidewalk/curb repairs are familiar territory.
- Apartments/condos — bylaws, estoppels, and assessments priced into the offer.
Tenant-occupied — month-to-month or uncertain possession; we price to the current situation.
Unappealing Homes
Damaged Homes
Single Family Homes
Townhomes
Apartments/Condos
A Local Pricing Lens (South Philly ≠ Fishtown ≠ West Philly ≠ Manayunk ≠ Mt. Airy)
- Permit trails with L&I — clean records on additions/finished basements keep ARV realistic.
- Parking & alley access — block-by-block parking or tight alleys affect buyer pools.
- Rowhome envelope — roof age, masonry/pointing, and window condition often matter more than paint.
- Porch/stoop structure — common in West/Mt. Airy twins; budgets should be realistic.
- Hills & steps (Roxborough/Manayunk) — stairs and parking can shift demand and appraisals.
Condo assessments — Northern Liberties/Spring Garden docs and fees change net value.
If your city isn’t listed, ask us. We buy houses anywhere in
Delaware,
Wilmington,
Maryland,
Baltimore,
Pennsylvania and
Southern NJ,
Camden.
Agent listing or direct cash sale — which fits your next 30–60 days?
List with an agent when the home is show-ready, you can absorb buyer repair requests, and you’re comfortable with appraisal/loan timelines. You might chase a higher top line if time, privacy, and out-of-pocket work aren’t deal-breakers.
Choose a direct cash sale when you need as-is, quiet, $0 costs, and a date-certain close with no lender in the loop—the core of the sell your house in Philadelphia path we provide.
| Listing with an Agent | Direct Cash Sale to Family Owned Home Buyers | |
|---|---|---|
| Timeline | 45–90+ days, sometimes longer | Often ≈10 days — or your chosen date |
| Repairs/Prep | Likely (to maximize price) | None — we buy as-is |
| Showings | Multiple showings, open houses | One quick walkthrough |
| Financing risk | Appraisals, underwriting, fall-through risk | All-cash — no lender, no appraisal |
| Costs to seller | Commissions + credits/fees | $0 commissions/fees; we cover closing costs |
| Certainty | Price can change post-inspection | No re-trades after we agree |
| Privacy | Yard sign, MLS, neighbors walking through | Quiet sale — no public listing |
| Workload | Prep, coordinate, negotiate | Low effort — we handle the heavy lifting |
If the MLS would likely net you more—even after time and costs—we’ll tell you plainly. If certainty and as-is matter most, we’re your buyer.
How We Price Your Home & How the Closing Works (Numbers + Timeline)
Our pricing formula (always the same):
Offer = ARV − Repairs − ~10% resale/transaction costs − ~10% profit.
Illustrative Philadelphia example (for clarity):
ARV: $335,000
Repairs: −$52,000
Resale/transaction (~10%): −$33,500
Profit (~10%): −$33,500
Transparent cash offer: $216,000
We’ll walk micro-area comps (South Philly, Fishtown, West Philly, Roxborough/Manayunk, Mt. Airy/Germantown) and break out repair lines (roof/structural, electrical/plumbing/HVAC, kitchen/bath, masonry/envelope). Your inputs—recent upgrades, warranties, closed permits—can improve the number.
Timeline & funds
- Written offer within 24 hours of our brief visit
- Close in ≈10 days (or any later date you pick)
- We pay
all closing costs (title, escrow, recording, standard docs) —
no commissions, no fees
- Funds delivered by
wire or
cashier’s check via title/escrow
- Short
stay-after-closing available
The number you accept is
exactly what funds
Family Owned Home Buyers vs Other “We Buy Houses in Philadelphia” Companies
- We
publish the arithmetic — ARV, repairs, and the two ~10% bands
in writing.
- As-is without exceptions — no last-minute “credits.”
- Philadelphia-aware pricing — rowhomes, porches, parking, and L&I realities.
- Human logistics first — commutes, school calendars, and move-in timing.
- Compete & be candid — bring other offers; we’ll try to beat them—or tell you to keep them.
- $0 at closing —
no commissions, no fees, and we cover closing costs.
You set the conditions — pick the date and, if you’re comparing buyers, you choose who buys your home.
Ready to Sell Your House Fast in Philadelphia?
One brief visit. A written cash offer within 24 hours. Every cost covered.
Close in about 10 days (or pick your date). Short stay-after-closing if it helps.
Already have a number? We’ll work to match or beat it—on price, terms, or speed.
