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Cash home buyers in Pennsylvania
ClearEdge Home Buyers is a family-owned company that buys houses for cash across eastern and central Pennsylvania. We call back within about five minutes, 24/7, get an offer over to you within 24 hours, and can close in as few as 7 days.
We buy as-is: no repairs, no cleanouts, no agent, no commissions and no fees, and we pay the traditional closing costs, including your share of the transfer tax. Once you accept, the close is guaranteed and we don't renegotiate. We also handle the extras, from movers to letting you stay after closing.
- Google rating
- on Google
- Homes bought since 2016
- Homes Bought
- Average time to close
- to Close
Where we buy in Pennsylvania
Other areas
Also serving: Adams County, Berks County, Bradford County, Bucks County, Carbon County, Chester County, Columbia County, Cumberland County, Dauphin County, Delaware County, Franklin County, Lackawanna County, Lancaster County, Lebanon County, Lehigh County, Luzerne County, Monroe County, Montgomery County, Northampton County, Northumberland County, Perry County, Philadelphia County, Pike County, Schuylkill County, Susquehanna County, Wayne County, Wyoming County, York County.
Who handles probate here
Your county's Register of Wills. Probate happens in the county where the person last lived. That office probates the will, grants letters to the executor or administrator, and takes the Pennsylvania inheritance tax return.
Transfer tax when you sell
Pennsylvania charges a 1% realty transfer tax on the value of real estate transferred by deed. County Recorders of Deeds collect it, often along with a local realty transfer tax, so the total depends on where the house is. The buyer and seller are both liable for the full amount. A house passed to heirs by a will or by law is exempt.
Source: Realty Transfer Tax
Pennsylvania rules that change what you keep
Pennsylvania inheritance tax is 0% on transfers to a surviving spouse or to a parent from a child aged 21 or younger, 4.5% on transfers to direct descendants and lineal heirs, 12% on transfers to siblings, and 15% on transfers to other heirs.
Source: Inheritance Tax · checked 2026-09-30
Inheritance tax is due at the death and becomes delinquent nine months after it. Paying within three months of the death earns a 5% discount.
Source: Inheritance Tax · checked 2026-09-30
Property owned jointly between spouses is exempt from Pennsylvania inheritance tax.
Source: Inheritance Tax · checked 2026-09-30
Unpaid inheritance tax, with any interest, is a lien on real property until it is paid in full.
Source: Instructions for REV-1500, Pennsylvania Inheritance Tax Return, Resident Decedent (REV-1500 IN, 08-24) · checked 2026-09-30
The inheritance tax return is filed with the Register of Wills of the county where the person lived when they died.
Source: Instructions for REV-1500, Pennsylvania Inheritance Tax Return, Resident Decedent (REV-1500 IN, 08-24) · checked 2026-09-30
A Pennsylvania resident's will is probated only before the Register of Wills of the county where they had their last family or principal residence.
Source: 20 Pa.C.S. § 3131, Place of probate · checked 2026-09-30
Each county's Register of Wills has jurisdiction to probate wills and grant letters to a personal representative.
Source: 20 Pa.C.S. § 901, Register's jurisdiction · checked 2026-09-30
The Register of Wills grants letters testamentary to the executor named in the will. Letters of administration go to others in an order set by law, starting with those who inherit the residuary estate under the will and then the surviving spouse.
Source: 20 Pa.C.S. § 3155, Persons entitled (letters) · checked 2026-09-30
Unless the will says otherwise, the executor or administrator may sell the person's real estate at a public or private sale. A house the will leaves to a specific person can be sold with that person joining the sale.
Source: 20 Pa.C.S. § 3351, Power to sell · checked 2026-09-30
Pennsylvania's realty transfer tax is 1% of the value of real estate transferred by deed. County Recorders of Deeds collect it, often along with a local realty transfer tax.
Source: Realty Transfer Tax · checked 2026-09-30
The buyer and the seller are both liable for the full transfer tax.
Source: Realty Transfer Tax · checked 2026-09-30
Property passed by will or by intestate succession is exempt from the realty transfer tax.
Source: Realty Transfer Tax · checked 2026-09-30
State and local governments do not say who pays the transfer tax. In most sale agreements, the seller and buyer divide it.
Source: Transfer Tax · checked 2026-09-30
In Philadelphia the realty transfer tax is 4.578% in total: 3.578% for the city plus 1% for the Commonwealth. It is usually split evenly between buyer and seller, but that is not a legal requirement.
Source: Realty Transfer Tax · checked 2026-09-30
A seller must disclose known material defects to the buyer on a property disclosure statement, delivered before the agreement of sale is signed.
Source: 68 Pa.C.S. § 7303, Disclosure of material defects · checked 2026-09-30
The seller does not have to investigate or inspect the property to complete the disclosure statement, but must not hide a known material defect.
Source: 68 Pa.C.S. § 7308, Affirmative duty of seller · checked 2026-09-30
Sales by an executor, administrator or other fiduciary in the course of administering an estate are exempt from the seller disclosure requirement.
Source: 68 Pa.C.S. § 7302, Application of chapter (Real Estate Seller Disclosure) · checked 2026-09-30
Situations we help with in Pennsylvania
What sellers say about working with us
on Google · 10 reviews · as of Sep 28, 2026
Tyler and his team were the first to take the time to explain the process and make me feel comfortable. We got a very fair number for our property.
Gavin S.Tired of investor calls, wanted fair treatment · Google review
He handled everything — from coordinating with my dad's caregivers to managing repairs I couldn't oversee myself. I never felt pressured, and he kept me informed every step of the way. If you're dealing with an inherited property or just need someone you can trust, call Tyler.
Kandra GunterSold an inherited property from out of state while caring for an elderly father · Google review
Rita CoraciInherited property with sister · Google review
Your options for selling a house in Pennsylvania
You can sell your house for cash, list it with an agent, or in some cases work out another arrangement with a buyer. Each one fits a different situation.
Sell to a cash buyer like us. We pay cash for houses in any condition. You don't repair or clean anything, and there's no agent, no commission and no fee. We pay the traditional closing costs, including your share of the transfer tax. You get an offer within 24 hours and can close in as few as 7 days.
List with an agent. Listing can bring a higher price for a house in good shape, if you have time to wait. You pay the agent's commission, and you usually get the house ready, keep it available for showings and wait on the buyer's financing before you close.
Another option, case by case. If a straight cash sale isn't the right fit, we can look at other ways to solve the problem so the deal works for everyone. We decide those one house at a time.
A few Pennsylvania rules apply whichever way you sell. Transfer tax is due on the sale, and the buyer and seller are both liable for it (when you sell to us, we pay your share). Home sellers fill out a property disclosure statement unless an exemption applies. And if the house is part of an estate, unpaid inheritance tax stays a lien on it until it's paid. Each rule is listed with its source above.
If listing would put more money in your pocket and you have the time, we'll tell you. We've referred sellers to an agent when that was the better move. To compare the numbers yourself, see our cash buyer vs. realtor breakdown or estimate your costs with the home sale calculator.
How selling your house to us works
- Tell us about the house. Fill in the form or call (610) 904-8526. We call back within about five minutes, day or night.
- Get your offer within 24 hours. It's an all-cash offer, and we'll explain and show you how we arrived at our number.
- Close in as few as 7 days. The close is guaranteed and we don't renegotiate. There are no fees or commissions, and we pay the traditional closing costs.
Each step is covered in more detail on how it works.
We handle the extras
You don't have to repair, clean or empty the house before you sell. Leave behind what you don't want.
Moving is often the harder part, so we help with that too. For sellers who needed it, we have:
- arranged movers
- handled the cleanout
- set up temporary housing
- taken over bills
- let them stay in the house after closing
Who you'll be working with
Tyler started ClearEdge in Scranton in 2016, and we're still family-owned. Since then we've bought more than 200 homes across Pennsylvania, New Jersey, New York and Connecticut. We're rated 5.0 on Google.
Read more reviews from sellers, learn more about us, or see how to check whether a cash home buyer is legit.
If the house is part of an estate
Selling a house after someone dies adds a few Pennsylvania steps. The sources are in the list above.
- Who can sell: the executor or administrator, once the Register of Wills in the county where the person last lived grants letters. Unless the will says otherwise, Pennsylvania law lets them sell the house at a public or private sale. If the will leaves the house to a specific person, that person joins the sale.
- Inheritance tax: from 0% to 15%, depending on who inherits. It becomes delinquent nine months after the death, and unpaid tax is a lien on the house until it's paid.
- Transfer tax: a house passed to heirs by a will or by law is exempt. The sale to a buyer is taxed.
We buy estate houses as they are, contents included. Our inherited property page explains the rest, and our guides cover the documents you'll need to sell and selling a parent's house without probate.
Selling a house in Pennsylvania: common questions
Straight answers to what sellers here ask us most.
- We buy across eastern and central Pennsylvania: Philadelphia and its suburbs, the Lehigh Valley, Berks County, Northeastern Pennsylvania, the Poconos, and south-central counties including Lancaster, York, Dauphin and Cumberland. Every county we serve is listed under "Where we buy" on this page. If you're not sure your house is in our area, call (610) 904-8526 and ask.
- In as few as 7 days. We call back within about five minutes, 24/7, and get an offer over to you within 24 hours. Once you accept, the close is guaranteed and we don't renegotiate.
- It's smart to check any of the companies that buy houses in Pennsylvania before you sign. Ask how many homes they've bought, read their reviews, and make sure the price can't change after you agree. We've bought more than 200 homes since 2016 across Pennsylvania, New Jersey, New York and Connecticut, we're rated 5.0 on Google, and once you accept our offer we don't renegotiate.
- Yes. When you sell to us, you don't repair, clean or update anything. Pennsylvania law still requires home sellers to disclose known material defects on a property disclosure statement before the agreement of sale is signed. You don't have to inspect or investigate to fill it out, and executors and administrators selling a house as part of an estate are exempt.
- The law doesn't say. The buyer and seller are both liable for the full tax, and in most sales they split it. The state rate is 1%, plus any local tax, so the total depends on where the house is. In Philadelphia it's 4.578%. When you sell to us, we pay your share of the transfer tax, along with the traditional closing costs.
- We learn about the house and your situation, then send an all-cash offer within 24 hours. We'll explain and show you how we arrived at our number. If listing with an agent would get you more and you have the time, we'll tell you.
- No. There's no agent, no commission and no fee, and we pay the traditional closing costs.
We're here to help. Call Tyler directly or reach out.
Guides that answer the next question
- How to Sell an Inherited House in Allentown, PA (2026 Guide)
Step-by-step guide to selling an inherited house in Allentown, PA. Covers Lehigh County probate, PA inheritance tax, neighborhood values, and cash sale options.
- How to Sell a House in Wilkes-Barre With Code Violations (Without Losing Your Mind)
If you're trying to sell a house in Wilkes-Barre with code violations, here's the complete guide — what counts as a violation, why traditional sales fail, your real options, and how to sell fast without fixing everything first.
- Hazleton Residential Occupancy Inspection Checklist: Pass Your Inspection the First Time
Looking for the Hazleton residential occupancy inspection checklist? Here's exactly what Code Enforcement checks — smoke detectors, guardrails, electrical, windows, plumbing — plus fees, timelines, and how to pass the first time.
- How to Stop Berks County Judicial Sale 2026: Your Complete Guide
If your property is on the 2026 Berks County Judicial Sale list, you're facing the nuclear option of tax sales. Here's exactly how to stop it - 6 proven strategies from someone who's helped 200+ PA homeowners.
- Stop GovOS Fines Poconos House: The Complete 2026 Escape Guide for STR Owners
Poconos STR owners are getting blindsided by GovOS enforcement software. Learn how to stop accumulating fines, understand MCOCA's 12-month grace period, and discover the cash exit strategy that lets you walk away clean.
- Sell an Inherited House in Reading, PA | Berks County Guide (2026)
How to sell an inherited house in Reading, PA: Letters from the Berks County Register of Wills, inheritance tax, city transfer requirements, the 5% transfer tax, and selling as-is for cash.
