We buy houses in Philadelphia County, PA
Sell your house fast in Philadelphia, for cash and as-is.
Philadelphia is a rowhome city, and we buy them for cash in any condition, from Germantown and Overbrook to South Philly and the Northeast.
Original plaster, old wiring, a flat roof that leaks every spring, a house that has been in the family for fifty years. Send us the address and you'll have a cash number within 24 hours. You don't fix anything, clean anything or pay an agent.
Prefer to talk? Call or text (443) 806-8068Get your cash offer
No obligation. No fees. We respond within 24 hours.
Philadelphia housing by the numbers
- 1,579,706
- Residents
- $243,100
- Median home value
- 1949
- Typical home built
- 51.8%
- Owner-occupied homes
The typical Philadelphia home was built around 1949. That's a lot of rowhomes with original electrical, basements that take on water and roofs that have been patched more than once. About half are owner-occupied and half are rentals. Right now a lot of the houses we're looking at are in Germantown, Overbrook, Oak Lane, South Philadelphia, Mayfair, Tacony, Holmesburg, Fox Chase and Roxborough.
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
The kinds of Philadelphia houses we buy
Most of what we buy in Philadelphia is rowhomes: two-story brick rows in South and North Philly, porch-front rows in the Northeast, twins in neighborhoods like Mayfair and Oak Lane, and big stone singles in Germantown and Roxborough. Age is the common thread. A house built in the 1920s or 1940s usually needs some mix of electrical, plumbing, a new roof, waterproofing and a back wall or party wall that needs pointing.
We make offers on all of it, including houses with tenants, houses full of a lifetime of belongings and houses that have been empty for years. Condition only changes the price, not whether we'll buy.
The Philadelphia situations we buy in
The family rowhome
A lot of Philly houses pass down through families, and a lot of them come with years of belongings and repairs nobody got to. If you inherited a house, you don't have to clean it out or fix it. We can make an offer now and settle once the estate paperwork lets you sign.
Repairs you can't take on
Knob-and-tube wiring, a sagging back wall, a basement that floods, a roof that needs replacing rather than patching. Most buyers want those fixed before they close. We price them into our offer and buy the house as it is.
Behind on the mortgage
Pennsylvania foreclosures go through the courts, and Philadelphia gives homeowners an extra step before a judgment. That means there's usually time to sell, if you start early.
Tired of being a landlord
Half the city rents. If your tenants stopped paying, the house needs work you don't want to fund, or you just want out, we buy rentals with tenants in place.
Violations from L&I
An open violation from the Department of Licenses and Inspections can hold up a normal sale. We buy houses with open violations and take care of them after we close, so you don't have to fix anything first.
Behind on property taxes
Back taxes get paid out of the sale at settlement, so you don't need to catch up first. Philadelphia sells tax-delinquent homes through the sheriff too, so the sooner you call, the better.
How selling for cash works in Philadelphia
Here is how a cash sale works in Philadelphia. You call or send the form, we look at the house and send a cash offer within 24 hours, and if you say yes, a title company handles settlement. You pick the date.
If you're behind on your mortgage, Philadelphia does something most places don't. Before a judgment, the Court of Common Pleas' Residential Mortgage Foreclosure Diversion Program schedules a conciliation conference where you can sit down with the lender's attorney, usually about 60 days after the case is filed. Free housing counselors are there too, and it's worth going.
If the case moves to a sheriff sale, Philadelphia holds those online through Bid4Assets. If we buy the house before the sale date, the lender is paid off at settlement and the sale never happens. The earlier you reach out, the more options stay open.
How it works
Three steps to a cash sale.
Tell us about the house
Fill out the short form or give us a call. Share the address, the condition and what's going on. That's all we need to get started.
Get your cash offer
We review the house and send you a fair cash offer within 24 hours. You'll see how we got to the number, and you're under no obligation to take it.
Close on your date
You pick the closing date. We can close in 30 days or less, or later if you need more time. A title company handles the paperwork and you walk away with cash.
Run the numbers on a Philadelphia sale
Our cash offer will come in under what your house would list for. Anyone who tells you otherwise is setting up a renegotiation after you have already committed.
What counts is what you walk away with. The median home in Philadelphia is worth about $243,100. List a house like that and a six percent commission is $14,586 before you pay for a single repair. Add whatever the buyer's inspection asks you to fix, plus months of mortgage, taxes, insurance and utilities while it sits. Then put our number next to that.
Sometimes listing still comes out ahead, and when it does, you should list. We'd rather tell you that than buy a house you end up wishing you had kept on the market.
A simpler way to sell your Philadelphia house
Selling with a real estate agent
- Six percent in commissions off your sale price
- Repairs, cleanup and staging before it lists
- Showings with strangers walking through your home
- Two to three months on the market, then a wait to close
- Deals that fall through when the buyer's loan does
Selling to MalBuysHouses Nationwide
- A cash offer within 24 hours
- Close in 30 days or less, on your schedule
- No repairs and no cleanup. Sell it as-is
- No agent commissions and no closing costs
- One honest offer and no pressure to take it
What sellers say about working with Mal
"Malachi saved us from losing everything. We closed in 9 days and walked away with cash in hand. He was honest the whole way through — no pressure, no games."
"I was three months behind and didn't know what to do. Memorable Home Buyers explained everything clearly and made a fair offer the same day I called. Highly recommend."
"Malachi was a pleasure to work with. We inherited a home that we could not pay the repairs on. He gave us a fair price, and closed exactly when he said he would. Was a quick, easy and very convenient process."
"I had only 8 days left to stop my foreclosure. Malachi came in and showed me what options I had left, and once we agreed on me selling he purchased the home and was able to prevent that stuff on my record. I appreciate him for helping us."
"Me and my husband had a property we just didn't want to deal with anymore. It had leaks in the roof, needed a new water heater and a bunch of other stuff we didn't have the energy to fix anymore. Mal gave us a fair cash offer and made our downsizing process simple"
Our promise to you
What you can hold us to when you sell
You deal with Mal from the first call to closing day. These are the four things we promise on every house.
The number holds
The offer we agree on is the number on your settlement statement, as long as the house matches what you told us on the phone. If the walkthrough turns up something big that never came up, we show you exactly what changed before anything moves forward.
A contract you can read
Our purchase agreement is written in plain English. Take it home, show it to family, and ask us about any line before you sign.
You pick the date
Tell us the closing date you need on the first call. If we can't make it, we'll say so right then, before you've committed to anything.
The truth, even if we lose the deal
If your house would sell for more with an agent, we'll tell you. Some people don't need a cash buyer, and we'd rather you hear that from us.
Where we buy in Philadelphia
- Germantown
- Overbrook
- West Oak Lane
- East Oak Lane
- South Philadelphia
- Point Breeze
- Grays Ferry
- Mayfair
- Tacony
- Holmesburg
- Fox Chase
- Roxborough
- Frankford
- Kensington
Nearby areas we also buy in
Philadelphia sellers ask us these
Straight answers, no sales pitch.
Get your cash offer today.
Send us the address and a rough idea of the condition. You'll get a fair cash offer with no obligation, and there's nothing to fix or clean first.