State College, PA Home Seller FAQ

A cash offer may be lower than the price you might pursue with an open-market listing. A listing can also involve repairs, agent commissions, closing and carrying costs, and the time and uncertainty of a buyer’s loan. No agent commissions when you sell to us. Compare the written offer with what you expect to keep after payoff and sale costs; the State College net-proceeds calculator lets you change the inputs.

We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.

We give written cash offers in 24 hours. Closing timing is separate and depends on title, who is authorized to sign, payoff items, occupancy, and the date you prefer.

You get a written offer and written terms before you commit, and we close through a title company. We review title, payoff, occupancy, and seller authority so the written terms fit the property. You can call before you have every document.

Yes. We buy houses with tenants in place. The lease and current occupancy can affect the options, and student-tenant turnover can make timing important in State College. You can call before deciding whether a tenant should stay or leave; we review the lease and occupancy with you.

The appointed personal representative—an executor or administrator named in the Register of Wills appointment—handles the estate’s sale. We review the appointment papers (Letters), will, and deed to confirm who needs to sign.

The executor can ask the county Orphans’ Court for permission to sell under 20 Pa.C.S. §3353. The court decides whether the sale is desirable for the estate’s administration and distribution. A missing signature alone does not mean the court will approve a sale. You can call us before you know which rule applies.

Pennsylvania inheritance tax depends on who inherits. The rate is 0% for a surviving spouse, a parent inheriting from a child age 21 or younger, and a child age 21 or younger inheriting from a parent who died after June 30, 2023; 4.5% for direct descendants; 12% for siblings; and 15% for most other heirs. The tax is owed from the date of death. Paying within three months takes 5% off, and it becomes late after nine months. Many families pay it from the house sale. See Pennsylvania Department of Revenue guidance for details.

Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think. Keep treating the scheduled sale date as current until the Sheriff or court confirms a change.

When you sell to us, we pay the transfer tax. When you sell to us, we pay the closing costs. Your mortgage balance, liens, back taxes, and share of current property taxes are separate.