Cash Offer terms
Cash Offer — USA Home Buyers buys directly. 30 days or less. Lower price. No repairs, no commissions, no closing costs. Direct property review; no listing-agent showings.
Allentown, PA · How it works
How Selling Your Allentown House to Us Works
USA Home Buyers buys houses in Allentown and throughout Lehigh County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Start with what you know; we can talk before every property question is settled.
Questions before documents are ready? Call 888-274-5006.
Start with what you know
Tell us what is going on with the house
Tell us the property address and what you know about the condition, occupancy, and timing. You do not need every answer or document in hand to start the conversation.
We give written cash offers in 24 hours.
Share the address, condition, and timing. No obligation.
From first contact to settlement
The Allentown process, step by step
Step 1: Tell us about the house
We buy houses in Allentown and throughout Lehigh County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Start with the address, condition, who lives there, access, and when you are thinking of selling. You can call or use the form before every property question is settled; we can work through what is still unknown together.
Step 2: Talk through the property and your choices
We talk through condition, repairs, occupancy, access, ownership, and timing, then compare a direct sale with listing, repairing, waiting, or another option. We give written cash offers in 24 hours.
Step 3: Review clear written terms before you decide
You get a written offer and clear written terms to review up front before you commit. If you decide to proceed, we close through a title company. Review the price, responsibilities, possession, timing, costs, and property-specific conditions, and ask questions before you decide.
Step 4: Review title, payoffs, and who can sign
We review title, payoff, occupancy, seller authority, liens, and tax balances with the title company. We work through anything that affects who can sign and what needs to be settled so the written terms and closing figures reflect the property.
The program distinction
Cash Offer or EZ Sale: compare the written numbers
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
EZ Sale terms
EZ Sale — goes to one of our partners. 60 days or less. Higher price than the Cash Offer. Still no repairs, no commissions, no closing costs. Yes, partner visits.
Want to compare the money you would keep after costs? Use the Allentown home-sale net-proceeds calculator →
Pennsylvania estate sales
Who can sign an estate sale?
In most Pennsylvania estates, the executor—the person appointed to manage the estate—can sell the house without going to court under 20 Pa.C.S. §3351 ↗. The county Register of Wills issues the estate papers showing who can act. If the executor lacks authority under the law or the will, they can ask the county Orphans' Court—the court that handles estate matters—for permission under 20 Pa.C.S. §3353 ↗. We review who needs to sign with the title company, so you can call before the estate papers are ready.
Closing numbers
Review the settlement sheet and closing costs
We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Pennsylvania charges a 1% state realty transfer tax, and most towns add a local tax.When you sell to us, we pay the transfer tax. Read the Pennsylvania Revenue's realty transfer tax overview ↗.
Your mortgage balance, liens, back taxes, and share of current property taxes are separate from the closing-cost promise. Those figures remain on the settlement sheet.
Close as fast as 7 days when title and closing details allow. You're going to get a fair price and not have to do anything. Just show up at settlement.
What happens when a sale gets difficult
We stay with the process
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
Allentown process questions
Can I call before I know every detail about the house?
Yes. Start with the address, what you know about the condition and occupancy, and the timing you are considering. We can talk before every property question is settled and work through what is still unknown together.
Can I compare a direct sale with listing or another option?
Yes. We explain the direct-sale, listing, repair, and wait-and-see choices so you can compare price, responsibilities, possession, timing, costs, and the work each path would require.
What happens if title, a payoff, or signing authority is complicated?
We review title, mortgage payoffs, liens, taxes, occupancy, and who can sign with the title company. If an estate is involved, we work through the signing authority with you; you can call before the estate papers are ready.
Do I have to accept an offer after requesting a review?
No. You can ask questions, compare the written choices, choose another sale path, or stop before signing. If you sign an agreement, its terms control the transaction.
How do I review the amount I would receive at closing?
The settlement sheet lists the sale price, payoffs, taxes, liens, costs, and the amount scheduled for you. We walk through it with you. We try to do that the day before closing; the title company confirms the final numbers.
Ready to talk through your Allentown house?
Call 888-274-5006 or use the form above with the property address, condition, and timing. You can also compare the Allentown market report, inherited-property guidance, or foreclosure guidance, property-lien guidance, code-violation guidance, and tenant-occupied home guidance.