Center City · South Philly · Northeast Philly · Fishtown · Kensington · Germantown
A city of 1.5 million rowhouses — where probate is active, tax liens are common, and the right cash buyer closes in days, not months.
Philadelphia County is Philadelphia — a city of 1.5 million people and one of the most distinctly urban real estate markets on the East Coast. The median sale price in Philadelphia County sits around $260,000, shaped by a market where the same street can have a renovated $650,000 townhouse and a distressed $85,000 rowhouse within a few blocks of each other. The neighborhood matters more in Philadelphia than almost anywhere else — and so does the condition of the property.
Average days on market in Philadelphia hover around 48 days, but that number conceals a two-speed market. Move-in-ready properties in Fishtown, Northern Liberties, Passyunk, and South Philly's desirable corridors move within a week. Properties that need work, are in less sought-after neighborhoods, or carry title complications can sit for months. Philadelphia's older housing stock — the city has more pre-war rowhouses than almost any American city — means that most properties eventually face deferred maintenance challenges that a traditional financed buyer can't absorb.
Philadelphia has some of the most active probate and estate real estate activity in the mid-Atlantic. The city's aging population, dense multi-generational housing, and significant rate of informal property transfers has created a steady pipeline of estate situations where family members inherit homes they weren't planning to own. Pennsylvania's probate process requires the executor to be appointed through the Philadelphia Register of Wills before real estate can be conveyed — which adds time that a typical MLS listing doesn't account for. We can make an offer and structure a contract that closes once probate authority is granted.
The situations we see most in Philadelphia County: inherited rowhouses in older neighborhoods, estate sales where heirs need a clean resolution without a prolonged listing process, landlords exiting the city's aging rental stock, and sellers facing sheriff's sale who need to close before the sale date. If your Philadelphia property has back taxes, deferred maintenance, or a title complication, those are exactly the situations we're built to handle.
"In Philadelphia, a property with deferred maintenance and a complicated title doesn't move on the MLS — it moves with cash, when the buyer understands the market."
Based on Philadelphia County median home price of $215,000
Figures based on Philadelphia County median home price and industry-standard commission rates. Individual results vary.
Call, text, or fill out the form below. Tell us about your Philadelphia property and your situation — estate, foreclosure, tax lien, rental, or otherwise. We'll take it from there.
We research your property and present a cash offer, typically within 24 hours. We buy as-is — deferred maintenance, liens, tenants, and condition are all accounted for from the start.
You choose the closing date — as fast as 7 days, or longer if the probate calendar or your timeline requires it. We close through a licensed Pennsylvania title company. Funds are wired at closing.
What is the Pennsylvania probate process for selling real estate?
In Pennsylvania, real estate owned solely by the deceased must go through probate in the Philadelphia County Register of Wills before the estate can convey title. The executor is appointed by the Register and then has authority to sell. A straightforward uncontested estate typically takes 6 to 12 months. We can execute a purchase agreement before probate closes and structure the closing to occur once the executor has authority — so the estate doesn't need to wait for a buyer after probate is complete.
Can I sell a Philadelphia rowhouse with back taxes or a tax lien?
Yes. Philadelphia tax liens and delinquent property taxes are resolved at closing through the sale proceeds. The title company conducts a lien search and handles payoff to the City of Philadelphia as part of closing. You don't need to pay back taxes out of pocket before selling. Properties with significant delinquency may be in the Philadelphia Land Bank pipeline — if you're unsure of your property's status, contact us and we can help assess it before making an offer.
How does the Philadelphia sheriff's sale process work?
Philadelphia Sheriff's Office conducts mortgage foreclosure sales on the first Tuesday of each month. Once a property is listed for sheriff's sale, you typically have weeks before the sale date. Selling to a cash buyer before the sheriff's sale is almost always the better outcome — it preserves your credit, allows you to keep remaining equity, and avoids the deficiency judgment exposure that can follow a foreclosure auction. We can close in 7 to 21 days, well within the window for most Philadelphia sheriff's sale timelines.
How fast can a cash sale close in Philadelphia?
We can close a Philadelphia transaction in as little as 7 days for a clear-title property. Most sales close in 14 to 21 days, depending on the title search and your preferred timeline. Pennsylvania requires a deed transfer tax — we cover it as the buyer, so it doesn't come out of your proceeds. We close through a licensed Pennsylvania title company and wire funds at closing.
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Get a Cash OfferOr call or text: (941) 876-8030