Sell your house fast in Philadelphia, PA
We buy Philadelphia-area houses as-is, for cash, from Kensington and South Philly to Upper Darby, Norristown and Levittown. Get a fair offer within 24 hours and close on your schedule.
- Any condition, any situation
- We pay all closing costs
- Close in as little as 2–3 weeks
Get your Philadelphia cash offer
Takes 30 seconds. No obligation.
Prefer to talk? (312) 818-3954
Why Philadelphia homeowners sell to us
Philadelphia owners call us about aging rowhomes, inherited houses with title problems, rentals they’re tired of managing and L&I violations they don’t want to fix.
Older rowhomes
Shared party walls, aging roofs and basements that take on water. We buy as-is.
Inherited homes
Deed still in a parent’s name? We work with your attorney through the Register of Wills.
L&I violations
Open violations or a stack of notices? We buy with them and handle the fixes.
Foreclosure
Pennsylvania foreclosures go through the courts. Selling first can protect your equity.
Sold in 3 simple steps
Tell us about the house
Fill out the form or call. We’ll ask a few questions about the property and your timeline.
Get a fair cash offer
After a short walkthrough, you get a written offer within 24 hours, with the math explained.
Close on your date
Pennsylvania sales settle through a title company. Close in as little as 2–3 weeks, or on the date you pick. We pay all of your closing costs.
We buy all over the Philadelphia area
We buy across Philadelphia and Delaware, Montgomery and Bucks counties.
“I lost my job and got behind on my mortgage… We closed in 9 days and I avoided foreclosure.”
“My brother and I inherited our mom’s house… They handled the entire process.”
Reviews from BAM sellers. We’ll add Philadelphia seller stories here as we close more deals locally.
What selling a house in Philadelphia looks like right now
Philadelphia is a rowhouse city. About 70% of its homes are rowhouses, and most of those are more than 50 years old, from the Victorian rows of Port Richmond and West Philadelphia to the postwar brick rows of Mayfair and Oxford Circle. Older rowhomes share party walls with their neighbors, and basement backups are common enough that the Water Department runs a free program to install backwater valves. Many houses also get stuck with “tangled titles”: Pew counted more than 10,000 Philadelphia homes where the deed is still in someone else’s name, often a relative who passed away. The Department of Licenses and Inspections acts on complaints and can take owners to court over unresolved violations. All of that is why a lot of Philadelphia owners decide selling as-is is simpler than repairing, clearing the title and listing.
Philadelphia market snapshot, August 2026
28.3% of homes sold above list price
Data: Redfin, City of Philadelphia, August 2026.
Probate, taxes and foreclosure in the Philadelphia area
Each county runs these a little differently. Here’s what matters when you’re selling an inherited house, dealing with back taxes or trying to stay ahead of a foreclosure. General information, not legal advice.
Philadelphia County County seat: Philadelphia
- Probate
- The Register of Wills, in City Hall, Room 180, probates wills and issues letters of administration when someone dies without a will. It also serves as Clerk of the Orphans’ Court. Pennsylvania’s small-estate petition doesn’t cover real estate, so heirs usually need letters from the Register before they can sell an inherited house.
- Property taxes
- The Office of Property Assessment sets values and the Department of Revenue bills and collects the Real Estate Tax. Formal appeals go to the Board of Revision of Taxes, due the first Monday of October each year; for Tax Year 2027, that’s October 5, 2026.
- Foreclosure and tax sales
- Before a foreclosure judgment, the Court of Common Pleas’ Residential Mortgage Foreclosure Diversion Program requires a conciliation conference, and free housing counselors help homeowners prepare. The Sheriff’s Office sells mortgage and tax foreclosure properties in online auctions on Bid4Assets.
Delaware County County seat: Media
- Probate
- The Register of Wills and Clerk of the Orphans’ Court Division is at the Government Center, 201 W. Front St., Media. It handles probate, estate administration and inheritance tax filings.
- Property taxes
- The Board of Assessment Appeals sets assessments. Annual appeals for the next tax year are due by August 1.
- Foreclosure and tax sales
- Sheriff’s sales are held in person on the third Friday of each month at the Government Center in Media. The Tax Claim Bureau holds an annual upset sale for delinquent properties; the 2026 sale was held September 24.
Montgomery County County seat: Norristown
- Probate
- The Register of Wills and Clerk of the Orphans’ Court is at One Montgomery Plaza, 425 Swede St., 4th Floor, Norristown. It probates wills, handles estates without a will and collects Pennsylvania inheritance tax.
- Property taxes
- The Board of Assessment Appeals assesses property for county, municipal and school taxes. The annual appeal deadline is August 1.
- Foreclosure and tax sales
- Sheriff’s sales are online auctions on Bid4Assets, held monthly except November. The Tax Claim Bureau’s upset sale covers properties two years behind on taxes and is held each September.
Bucks County County seat: Doylestown
- Probate
- The Register of Wills and Clerk of the Orphans’ Court is at 55 E. Court St., 6th Floor, Doylestown, with satellite offices in Levittown and Quakertown.
- Property taxes
- The Board of Assessment Appeals sets values. The 2026 annual appeal deadline was August 3, with changes taking effect for tax year 2027.
- Foreclosure and tax sales
- Sheriff’s sales are held in person on the second Friday of each month at the Administration Building in Doylestown. The Tax Claim Bureau’s upset sale for properties two years delinquent is held each September, with a continued sale in December.
Where we buy houses around Philadelphia
We buy in every part of the city and suburbs, in any condition. These are some of the neighborhoods and ZIP codes we see most.
- Kensington19125, 1913419th and early-20th-century rowhouses
- Fishtown19125rowhomes in a fast-changing neighborhood
- Port Richmond19134Victorian-era rowhouses
- Frankford19124pre-WWII twins and rowhomes near the El
- Mayfair19149, 19152postwar rowhouses with rear garages
- Oxford Circle191491940s-50s brick rowhouses
- Olney19120North Philadelphia rowhomes and twins
- Germantown19144historic homes from colonial times to the early 1900s
- Mount Airy19119, 19150stone Victorians and twins
- Roxborough and Manayunk19128, 19127hillside rowhomes from the mill era
- West Philadelphia19139, 19143, 19151streetcar-era rowhouses and twins
- Southwest Philadelphia19142, 19143, 19153porch-front rowhouses and twins
- South Philadelphia19145, 19146, 19147, 19148dense rowhouse blocks
- Point Breeze19145, 191461800s rows plus newer rehabs
- Northeast Philadelphia19111, 19114, 19135, 19152rowhomes with front lawns and postwar singles
What a Philadelphia seller actually walks away with
The list price isn’t what you keep. Here’s an illustrative example for a dated Philadelphia rowhome that needs work. We used $250,000 as the fixed-up value, about 15% under the August 2026 Philadelphia median, because the example is an older rowhome needing updates.
| List it yourself | Sell to BAM as-is | |
|---|---|---|
| Sale price after repairs | $250,000 | Your offer amount |
| Repairs before listing | −$40,000 | $0 |
| Agent commissions (5.5% assumed) | −$13,750 | $0 |
| Your half of the transfer tax, plus title and settlement costs (est. 3%) | −$7,500 | $0, we pay them |
| Holding costs for 3 to 4 months (est. 1%) | −$2,500 | $0 |
| Inspection repair credits and concessions (est. 1%) | −$2,500 | $0 |
| What you walk away with | $183,750 | Your offer, dollar for dollar |
Illustrative example, not an offer or appraisal. Every house is different, and agent commission is negotiable. Philadelphia’s realty transfer tax is 4.578% of the price (3.578% city plus 1% state), usually split between buyer and seller, though no law requires an even split.
Compare our cash offer to that bottom-line number, not to the list price. If it’s close, you skip the repairs, the showings and months of waiting. If listing will clearly net you more, we’ll tell you.
Sources for this page (17)
- www.redfin.com/city/15502/PA/Philadelphia/housing-market
- healthyrowhouse.org/
- www.phila.gov/programs/basement-backup-protection-program/
- www.pew.org/en/research-and-analysis/reports/2021/08/how-tangled-titles-affect-philadelphi
- www.phila.gov/departments/department-of-licenses-and-inspections/inspections/code-enforcem
- www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/real
- www.phila.gov/departments/register-of-wills/
- www.phila.gov/departments/board-of-revision-of-taxes/property-assessment-appeals/
- outreach.philalegal.org/help/docs/diversion.html
- phillysheriff.com/foreclosure/
- www.delcopa.gov/row
- www.delcopa.gov/sheriff/real-estate
- www.montgomerycountypa.gov/202/Register-of-Wills
- www.montgomerycountypa.gov/1374/Real-Estate-Sale-Dates
- www.buckscounty.gov/615/Register-of-Wills
- buckscounty.gov/579/Sheriff-Sales
- law.justia.com/codes/pennsylvania/title-20/chapter-31/section-3102/
Facts checked September 2026. Laws, deadlines and fees change, so confirm details with the county or a local attorney before you rely on them.
Selling a house for cash in Philadelphia
How does foreclosure work in Pennsylvania?
Pennsylvania is a judicial foreclosure state, so the lender has to go through the courts. In Philadelphia, a conciliation conference through the city’s foreclosure diversion program usually comes first. That gives you time to sell before a sheriff’s sale.
Do you buy houses that need major repairs?
Yes. We buy houses in any condition and handle the repairs ourselves after closing.
How fast can you close in Philadelphia?
In most cases in as little as 2–3 weeks. You can also choose a later date.
Who handles the closing?
A Pennsylvania title company handles the settlement. We pay all of your closing costs.
Can I sell my late parent’s Philadelphia house if the deed is still in their name?
Usually yes, but not until someone has authority to sell. That generally means opening the estate at the Philadelphia Register of Wills and getting letters testamentary or letters of administration. Pennsylvania’s small-estate petition doesn’t cover real estate. We can make an offer early and close once the paperwork is in place.
What is the Philadelphia foreclosure diversion program?
Before a foreclosure case can reach judgment, the Court of Common Pleas’ Residential Mortgage Foreclosure Diversion Program requires a conciliation conference between you and your lender. Free housing counselors help you prepare. Selling your house is one of the options you can raise there.
How much is the transfer tax when you sell a house in Philadelphia?
Philadelphia’s realty transfer tax is 4.578% of the sale price: 3.578% for the city plus 1% for the state. Buyer and seller usually split it evenly, though the law doesn’t require it. When you sell to BAM, we pay the closing costs.
Whatever your situation in Philadelphia, PA
We buy houses as-is in every situation. Learn how a cash sale works for yours.
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