How Our Lebanon, PA Cash-Offer Process Works

We can often close in a matter of days once we have a signed agreement and clear title. If you need more time — to move, sort through belongings, or coordinate with an estate — we work around your schedule. There is no single deadline we impose.

No. Leave what you do not want and take what you do. If furniture, appliances, or decades of belongings are in the house, that is fine. You owe us nothing except your honest disclosure of known defects.

Our offer is based on the home’s condition, its location within Lebanon, and current market conditions — not a formula we publish publicly. We look at the work needed, comparable sales in the neighborhood, and what makes a fair deal for both sides. We are transparent in our offer and happy to explain how we arrived at it. There is no obligation to accept.

When you list with an agent, you typically pay commissions (often 5–6%), prepare the home for showings, accept inspections with potential repair demands, and wait for a buyer who may or may not qualify for financing. When you sell directly to us, there are no commissions, no showings, no inspection contingencies, and no financing uncertainty. The tradeoff is that our offer reflects the condition risk and resale work we take on. It is a different value: speed, certainty, and simplicity.

Pennsylvania charges a state real estate transfer tax of 1% of the sale price. There is also a local transfer tax; in Lebanon the local portion is typically shared between the city and the school district. All-in, transfer taxes in Lebanon commonly run approximately 2% of the sale price total, though the exact breakdown and which party pays what portion are negotiable between buyer and seller and should be confirmed with your title company at closing. We do not publish a specific seller-paid amount because it is deal-specific. This is educational information only, not legal or tax advice.

We work with heirs and estates often. The timing depends on where you are in the Pennsylvania estate process — an executor or administrator with proper Letters typically has authority to sign on the estate’s behalf. If probate is still in progress, we will wait for you. Consult an estate attorney about your specific authority to sell before we get to contract. We are patient.

Possibly — but we cannot promise it, and we will not. A sale to us could satisfy your mortgage balance only if the sale closes before the sheriff sale date, your lender agrees and the proceeds cover the payoff in full, and there are no other issues, such as second liens, that complicate title. Time is the most important factor. Call us as early as possible, and please also speak with a Pennsylvania foreclosure attorney or a HUD-approved housing counselor. There may be other options available to you.

Often, yes. We buy many homes with code violations or open permits. Disclose what you know and let us assess. Some issues we handle after closing; others may affect our offer amount. We will not drop a deal at the last minute over condition issues we were already aware of.

Sí. Hablamos español. Podemos comunicarnos con usted en español durante todo el proceso de compra — desde la primera llamada hasta el cierre. Llámenos al 888-274-5006 y pida hablar con alguien en español. No necesita un intérprete. (English: Yes, we speak Spanish. We can guide you through the entire process in Spanish, from the first call to closing. Call 888-274-5006 and ask to speak in Spanish.)

Pennsylvania does not require a real estate attorney for every transaction, but having one review your contract is always a wise idea — especially in estate sales, foreclosure situations, or sales involving liens. We encourage sellers to get independent legal review if they want it. This is not legal advice.

We buy throughout the City of Lebanon and Lebanon County — North Side, South Side, East End, West End, along Chestnut Street, Cumberland Street, and the surrounding blocks. We also buy in Lebanon County communities such as Palmyra, Annville, Myerstown, and Jonestown. If you are not sure whether your property qualifies, just call — we will tell you quickly.

That is completely fine. We are happy to do a no-obligation walk-through and give you a written offer you can hold onto while you think it over. We do not pressure anyone. Some sellers come back to us months later when their situation has changed, and we are glad to reconnect.