Bethlehem, PA · How the process works
How Selling Your Bethlehem House to Us Works
USA Home Buyers buys houses in Bethlehem and throughout Lehigh and Northampton counties. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address and what you know. You can begin the conversation before every property question is settled.
Tell us about the house in the form, or call 888-274-5006.
Start with the property detailsWe give written cash offers in 24 hours.
Start with the address and what you know about the house.
2. The sale, step by step
From the first conversation to settlement
1. Tell us what is going on with the house
We start with the address and talk through the house, its condition, occupancy, access, and the timing you are considering. You can start before every property question is settled.
2. Review the house and get written terms
We look at the property as it is and talk through its condition, repairs, occupancy, access, and timing. We put the offer and its terms in writing before you decide. If you choose to proceed, closing takes place through a title company.
3. Review title, payoffs, and signing authority
We review title, payoff, occupancy, seller authority, and closing details with you. The title company checks ownership, signing authority, payoff amounts, liens, and taxes as it prepares the closing figures.
4. Choose your terms and close
You decide whether the written terms work for you. Close as fast as 7 days when title and closing details allow.
3. Two ways to sell to us
Compare the Cash Offer and EZ Sale
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.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | Yes, partner visits |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | You get a written offer and written terms before you commit, and we close through a title company. | You get a written offer and written terms before you commit, and we close through a title company. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
Cash Offer has no listing-agent showings. EZ Sale: Yes, partner visits. No agent commissions when you sell to us. No fees. Compare the written numbers and terms, then choose what works for you.
4. Useful local details
Bethlehem properties can be in either county
Bethlehem spans Lehigh and Northampton counties. We use the property address to confirm which county applies as we coordinate title and settlement. The City of Bethlehem explains the county distinction.
5. Closing numbers
Review the settlement sheet and Pennsylvania transfer tax
The settlement sheet shows the sale price, payoff amounts, liens, taxes, costs, and the amount scheduled for you. 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.
Pennsylvania charges a 1% state transfer tax when a house changes hands, and most towns add a local tax on top. Read the Pennsylvania Department of Revenue's realty-transfer-tax guidance. When you sell to us, we pay the transfer tax. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate.
You're going to get a fair price and not have to do anything. Just show up at settlement.
Use the Bethlehem net-proceeds calculator to compare a planning estimate with the sale numbers. It is not a settlement sheet; the title company confirms the final figures. Open the Bethlehem home-sale net-proceeds calculator →
6. When things get 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.
7. Questions and contact
Find guidance for your situation
If an estate, foreclosure, divorce, tenant, code issue, fire damage, or lien affects the sale, these pages explain how we approach those situations:
- Inherited property and estate questions →
- Foreclosure questions →
- Selling during a divorce →
- Tenant-occupied property →
- Code violations →
- Fire damage →
- Property liens and unpaid taxes →
Still have a question? Call 888-274-5006 or tell us about the house. You can start before every property detail is settled.