Sell your house for cash in Pennsylvania

How to sell a house for cash in Pennsylvania, step by step

1. Get your numbers first. Call your lender for a payoff statement and check your county tax bill. Run a quick estimate with our cash offer calculator so you know what a fair offer looks like.
2. Request several offers. One offer tells you nothing. Get at least two, from local investors, iBuyers that serve your area, or Cash Offer Desk where we buy, and check each one with the calculator.
3. Compare more than price. Look at the closing date, who pays closing costs and the transfer tax, the inspection period, earnest money, and whether the buyer will assign the contract.
4. Close with a professional. Title companies and settlement agents handle most Pennsylvania closings. Attorneys are optional.
5. Get paid at closing. Your mortgage and any liens are paid from the sale proceeds, and the rest is wired to you or paid by check.

Wholesalers in Pennsylvania

Yes. Act 52 of 2024 (SB 1173), effective January 2025, treats residential wholesaling as licensed real estate activity. Wholesalers must give sellers a written notice, and sellers can cancel within 30 days or before conveyance, whichever comes first. Philadelphia also requires a city wholesaler license.

Wherever you live, ask every buyer one question: “Are you buying this house yourself, or will you assign the contract?” A wholesaler can still be a fine option if they are upfront about it. Read our guide to wholesaling for sellers before you sign.

Closing costs and taxes

Pennsylvania charges a 1% state realty transfer tax, and most local governments add about 1% more, for roughly 2% total. Philadelphia totals about 4.578% and Pittsburgh about 5%. Buyer and seller customarily split it evenly.

Many cash buyers offer to pay closing costs. Get that in the contract, and ask which costs it covers. Capital gains rules are federal and state; a tax professional can tell you what you will owe.

Do you have to disclose problems?

The Real Estate Seller Disclosure Law (68 Pa.C.S. 7301 and following) requires a property disclosure statement for 1 to 4 unit homes. Fiduciaries administering an estate, guardianship or trust and foreclosure sales are exempt.

If you are behind on payments

All Pennsylvania foreclosures go through court and end in a sheriff's sale. Many homeowners must first get an Act 91 notice about mortgage assistance.

Selling before a foreclosure sale can protect your equity and your credit, but watch for foreclosure rescue scams. Never sign your deed over to anyone outside of a formal closing. A free HUD-approved housing counselor can walk you through every option. More in our foreclosure guide.