Cash Offer
Cash Offer — USA Home Buyers buys directly. 30 days or less. Lower price. No repairs, no commissions, no closing costs.
Philadelphia, PA · How the process works
How Selling Your Philadelphia House Works
We're USA Home Buyers. We buy houses as-is in Philadelphia and Philadelphia County.
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 about the house. Read the written terms before deciding whether to sign.
We give written cash offers in 24 hours.
We'll give you a written cash offer within 24 hours.
Seller reviews
Read homeowner reviews
See what sellers say about working with us
The short version
Written offer and written terms before you commit; title-company closing.
Tell us about the property, compare the written choices, and decide whether to proceed. If you choose a sale, a title company handles the closing steps and helps show how the sale proceeds are accounted for.
From first contact to closing
The Philadelphia sale process, step by step
Tell us about the house
When you call or use the form, we'll talk about the address, condition, who lives there, access, known issues, and timing you have in mind. Mention any mortgage, lien (a legal claim against property, often tied to a debt), tax notice, estate paperwork, or other documents that may affect the sale. Share any statements or notices you have; you can start with what you know, even if some property details are still unsettled.
We review the property details
We ask follow-up questions about the house and your plans. We may request more information or arrange a walkthrough; we will discuss those details with you. We give written cash offers in 24 hours.
Compare the written choices
Read the price, timing, possession, responsibilities, and costs for each written option. The Cash Offer and EZ Sale comparison below explains the program differences. You decide which terms, if any, you want to accept.
Review ownership, authority, and payoffs
If you choose to proceed, the title company reviews the ownership records, checks who needs to sign, and gathers payoff and lien information needed for closing. If an estate, co-owner, or court matter affects who can sign, bring the documents you have. The title company can identify paperwork needed for its review; ask an attorney about a legal question.
The Philadelphia Department of Records is the City’s recorder of deeds (the office that records deeds) and maintains public records and documents; most documents recorded by individuals relate to real estate. Read the City’s Department of Records information.
Review the settlement sheet
The settlement sheet is the itemized statement showing the sale price and amounts applied to payoffs, taxes, costs, and funds due to each side. 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.
Set the closing details and sign
The written terms and title review guide the closing schedule. Close as fast as 7 days when title and closing details allow. Your documents should also make clear when possession changes and how any move timing is handled. The title company handles the closing paperwork and payment instructions.
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.
You're going to get a fair price and not have to do anything. Just show up at settlement.
Two different sale paths
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
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.
Compare the written price, schedule, possession, responsibilities, and costs for the option you are considering. The written terms are what you review before deciding.
What happens to the sale money?
The title company uses current payoff information and the closing documents to prepare the settlement sheet. It shows the agreed price and the amounts scheduled for any mortgage payoff, liens, taxes, and other listed costs, along with the amount to be disbursed. Review each line and ask about anything you do not recognize before signing. Ask the title company to explain its payment instructions.
The money available to you depends on the written price and the amounts due on the property. If you have a mortgage, lien, tax balance, or a question about a payoff, share the latest statement or notice so the title review can use current information.
Pennsylvania transfer tax at closing
A transfer tax is charged when property changes hands. Pennsylvania charges a 1% state transfer tax, and most towns add a local tax on top. When you sell to us, we pay the transfer tax.
Read the Pennsylvania Department of Revenue’s realty transfer-tax guidance and the City’s Philadelphia realty transfer-tax information for current state and local details. The settlement sheet shows the transfer-tax amount for the sale.
Philadelphia home-sale resources
This page covers the sale steps. Use the Philadelphia pages for market, property, and seller questions, or call us at 888-274-5006.
- Philadelphia home-selling overview
- Philadelphia market report
- Philadelphia seller questions
- Philadelphia neighborhoods and places
- Philadelphia net-proceeds calculator
- Inherited property
- Foreclosure
- Property liens
- Divorce sale
- Tenant-occupied house
- Code violations
- Fire damage
- More Philadelphia seller resources
- Statewide guide to selling as-is
- Statewide guide to back taxes
Talk about your Philadelphia property
Share the address, condition, and timing you are considering, or call 888-274-5006.
We give written cash offers in 24 hours.
We'll give you a written cash offer within 24 hours.
Common questions about selling a Philadelphia house
What should I share when I first contact you?
Start with the property address, its condition, who lives there, access, known issues, and the timing you have in mind. Mention an estate, mortgage, lien (a legal claim against property, often tied to a debt), tax notice, or other paperwork that may affect the sale. You can begin with what you know.
Can I sell a house that needs repairs or cleanout?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Who checks ownership, payoffs, and closing paperwork?
A title company handles the title search and closing paperwork. It reviews ownership records, checks who needs to sign, and works through payoff and lien information needed for settlement. If an estate or another legal matter affects signing authority, bring the papers you have and ask the appropriate professional about questions the title review raises.
Where do I compare Cash Offer and EZ Sale terms?
The Cash Offer and EZ Sale section above explains the two options. Compare the written price, timing, possession, responsibilities, and costs for the option you are considering.
How do I know what will be paid from the sale proceeds?
Review the settlement sheet before signing the closing papers. It lists the sale price and amounts applied to payoffs, taxes, costs, and any funds scheduled for you. Ask about a line you do not recognize.
How will I receive the money?
The title company explains the payment instructions and timing for your closing. The settlement sheet shows the amounts being disbursed; ask the title company to walk through those instructions before signing.
Can I have an attorney review the terms?
Yes. You can take the written terms to an attorney before signing. For a question about your specific ownership, agreement, or legal rights, speak with an attorney who can review those details.
What if I have already signed an agreement?
Read the signed agreement for its dates, responsibilities, and any terms about changing or ending the agreement. What options apply depends on that document and the circumstances; speak with your attorney about a specific contract question.