City of St. Marys Tax Office
The City lists this office for City, County, and St. Marys Area School District real-estate-tax questions and payments. Visit 11 Lafayette Street, P.O. Box 349, St. Marys, PA 15857-0349, or call 814-781-8454.
St. Marys, PA seller help · Tenant-occupied property
Can I Sell My St. Marys House With Tenants Still Living There?
You're done — no turnover, no repairs, no more bad tenants after you sell the house to us.
We buy houses as-is in St. Marys and Elk County, including houses with tenants still living there. The lease stays in place after the sale, and we can talk through the occupancy and handoff with you.
Call 888-274-5006 or use the form. You do not have to make the house vacant before talking with us.
We give written cash offers in 24 hours.
Share the address and what you know about the lease, access, occupancy, and condition.
What we do
USA Home Buyers buys houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We buy houses with tenants in place; you can tell us what the lease says, who lives there, and how access works.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
Bring us the problem
Lease questions, limited access, needed repairs, or a tenant move-out conversation? Tell us what is happening and what you know about the house. Call 888-274-5006 and talk it through.
What happens next
1. Talk through the house and tenancy
We discuss the St. Marys property, who is living there, what the lease says, access, condition, and your timing. Start with what you know; you do not have to settle every tenancy question before calling.
2. Review the written offer
We give written cash offers in 24 hours. The written offer and terms are in front of you before you commit.
3. Close through a title company
You can talk with us about your preferred timing and how the tenancy fits into the handoff.
Local property contacts in St. Marys and Elk County
For local real-estate-tax questions, contact the City Tax Office. The Elk County Recorder of Deeds handles recorded property documents.
Elk County Recorder of Deeds
The County lists this office for recorded property documents. It is at the Elk County Courthouse, 250 Main Street, P.O. Box 314, Ridgway, PA 15853; phone 814-776-5349.
Pennsylvania leases, notice, possession, and deposits
You can sell the house with tenants living there. The lease stays in place after the sale. If you want the house empty first, the lease and reason for seeking possession shape the notice and court process.
Pennsylvania Landlord and Tenant Act §501 — notice to quit
A notice to quit is written notice used when a landlord seeks possession. Pennsylvania Landlord and Tenant Act §501 sets usual periods of 10 days for unpaid rent, 15 days when a lease of one year or less ends, or 30 days when a longer lease ends. The lease and reason for seeking possession affect which period applies.
Pennsylvania Rule 517 — order for possession
If a tenant stays after the notice period, you need a court order for possession before taking the house back.
Security deposit at the sale
At closing, the tenant's security deposit is typically listed on the settlement statement and transferred with the rental. It can be handled differently by agreement, and the written closing terms show how.
Compare your possible sale numbers
Use your own figures to compare a sale price, costs, and what you may keep after the sale.
St. Marys home-sale net proceeds calculator →What our sellers say
“After my mother passed, my brother and I inherited her house off Derry Street. Neither of us lives in Harrisburg anymore, and the thought of cleaning it out and making repairs before listing felt impossible. USA Home Buyers made us a fair offer and closed in 12 days. We didn't have to touch a thing.”
“I was four months behind on my mortgage and the notices were stacking up. I didn't even know I could sell and still come out with money. USA Home Buyers explained the whole thing, the offer was fair, and we closed before things got worse. Huge weight off my shoulders.”
“I had a tenant who stopped paying rent and refused to leave. I was paying the mortgage out of pocket for months. USA Home Buyers bought the property with the tenant still in it. That was the end of my landlord days. Done.”
St. Marys tenant-occupied seller questions
Can I sell my St. Marys house while tenants are still living there?
Yes. We buy houses in St. Marys with tenants living there. The lease continues after the sale, so we can talk through the handoff with you.
Do I have to evict the tenants before I call?
No. You can call us before starting an eviction. We can talk through the lease, access, condition, and what you want to happen next.
How much notice must I give a tenant?
Pennsylvania’s usual notice is 10 days for unpaid rent, or 15 days when a lease of a year or less ends and 30 days when a longer lease ends. The lease and reason for seeking possession affect which period applies. If tenants stay, you need a court order to regain possession.
What happens to the tenant’s security deposit when I sell?
At closing, the security deposit is typically listed on the settlement statement and transferred with the rental. It can be handled differently by agreement, and the written closing terms should show how it will be handled.
Talk through the tenant situation
Call 888-274-5006 and tell us about the St. Marys house, lease, access, or repairs. You can start with the tenant still living there.