We Buy Houses Lehigh Valley: Top 4 Companies
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Joseph Gordon, EditorClose
Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
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Sam Dadofalza, Associate EditorClose
Sam Dadofalza Associate EditorSam Dadofalza is an associate editor at HomeLight, where she crafts insightful stories to guide homebuyers and sellers through the intricacies of real estate transactions. She has previously contributed to digital marketing firms and online business publications, honing her skills in creating engaging and informative content.
Selling a home in Pennsylvania can feel like an impossible task, especially when life throws you an unexpected curveball. If you need to sell your homee quickly, working with a We Buy Houses Lehigh Valley company might be the solution you need. These firms specialize in making cash offers for homes in any condition.
A cash sale could be the answer if you’re pressed for time or can’t afford to prepare the home for a showing. Whether you’re relocating for a job, dealing with financial stress, or managing an inherited property, these companies provide a fast, straightforward alternative to traditional real estate sales.
In this guide, we’ll explore the benefits, drawbacks, and key steps involved in selling to a cash buyer in Lehigh Valley, helping you make the best decision for your unique needs.
Sell Your House Fast in Lehigh Valley With a Cash Offer
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 7 days. No showings, no repairs, no open houses. Available to sellers throughout Lehigh Valley, PA.
Working with house-buying companies in Lehigh Valley
Selling your home to a house-buying company in Lehigh Valley is designed to be quick and simple. Here’s an overview of the process of selling your house for cash:
- Reach out for an offer: Contact the company online or by phone to provide basic details about your property.
- Schedule a property visit: The company may conduct a brief walkthrough or review your home virtually to assess its condition.
- Receive a cash offer: Within days, you’ll get a no-obligation cash offer for your home, often as-is.
- Review the terms: Carefully review the purchase agreement to understand the timeline and conditions.
- Choose your closing date: If you accept the offer, you can pick a closing date that works for you, sometimes within a week.
- Collect your proceeds: On closing day, sign the paperwork and receive your payment without any hidden fees or lengthy processes.
Popular We Buy Houses for Cash companies in Lehigh Valley
If the process of selling to a house-buying company in Lehigh Valley sounds good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some of the top companies that will pay cash for your or your parents’ property, whether that’s a ranch or a colonial-style home. By working with one of these companies, you should be able to sell your Lehigh Valley home in as little as a week or two.
We Buy Lehigh Valley Houses
We Buy Lehigh Valley Houses, a family-owned real estate solutions business, recognizes a need in the local market for homeowners who cannot or prefer not to sell through the traditional agent route. It provides win-win solutions for those facing foreclosure, probate, burdensome properties, or other challenging situations.
Itsfocus is on creating tailored outcomes that allow homeowners to move forward and focus on the things they value most. Sellers can expect a fair cash offer within 24 hours.
Locations: Throughout Lehigh Valley
Closing costs: Sellers pay no closing costs; We Buy Lehigh Valley Houses covers them.
Earning positive customer testimonials online, We Buy Lehigh Valley Houses achieved a 5-star Google rating. Clients share that working with the company has been a really positive experience, with the process kept simple and stress-free.
They mention that questions were always answered clearly, and they never felt pressured at any point. People also appreciate how caring and attentive the team is, taking time to explain things along the way. From start to finish, everything was straightforward.
Website: webuylehighvalleyhouses.com
Phone number: 484-695-7956
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Lehigh Valley (and across the country) can request a cash offer for their home. It features one of the largest networks of cash buyers in the U.S. Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold.
This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Lehigh Valley. With the platform, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 7 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Lehigh Valley
Closing costs: No prep costs, agent commissions, or fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a platform by HomeLight, a real estate solutions company founded in 2012. Given its strong focus on excellent customer service, it has been accredited by the Better Business Bureau (BBB) since 2019 and now holds an impressive A+ rating. The company has 4.8 stars on Google based on hundreds of user reviews.
Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks, and what he thought of the process overall.
Website: homelight.com/simple
Phone: 844-488-8455
iBuyLehigh
iBuyLehigh is a family-owned business based in Allentown that purchases houses throughout the Lehigh Valley and surrounding areas. After assessing the property, the company typically extends an all-cash offer within 24 hours.
Closings can occur in as little as 14 days or on a date chosen by the seller. iBuyLehigh also manages all paperwork, ensuring a simple and convenient process.
Locations: Lehigh Valley and surrounding areas
Closing costs: Sellers pay no closing costs; iBuyLehigh covers them.
Trusted for transparent and fair dealings, iBuyLehigh has been BBB accredited since 2025 and maintains an A+ grade. Its Google Business Profile earned a perfect 5-star rating.
Many highlight the professionalism shown throughout the process, with all paperwork handled quickly and efficiently. Sellers appreciated how seamless everything felt from start to finish, making relocating closer to family much easier. The team’s dedication and organization stood out to clients.
Website: ibuylehigh.com
Phone number: 484-549-0019
We Buy Houses
Founded in 1998, WeBuyHouses.com is a national home-buying network with independent franchise offices serving more than 200 markets in over 30 states. It purchases single-family homes, condos, land, and other real estate types.
The company extends assistance to sellers facing various difficult scenarios, from foreclosures and late mortgage payments to short sales, problematic tenants, and vacant properties. The company can close within 7 to 14 days.
Locations: Nationwide, including Lehigh Valley
Closing costs: Sellers pay no closing costs; WeBuyHouses.com covers them.
Accredited by the BBB since 2020, WeBuyHouses.com earned an A+ rating from the bureau. Its Google Business Profile features 3.7 stars, showing a mixed bag of reviews from past clients. While many sellers praise the company for smooth transactions and top-rated service, others have raised issues with its outreach approach, especially unsolicited, unidentified calls.
Website: webuyhouses.com
Phone number: 877-932-8946
Why sell your Lehigh Valley house for cash?
If you’ve ever sold your home through the traditional real estate market, you know the process can drag on for months, and there’s no guarantee of a sale. But when you sell to a company promoting “We Buy Houses” in Lehigh Valley, you’re looking at a guaranteed sale in just a matter of days. Speed, convenience, and certainty are the top reasons many homeowners choose to work with a cash-for-homes firm.
In Lehigh Valley, selling a home on the open market using an agent typically takes around 70 days. That includes an average of 29 days listed on the market until a signed contract, plus the typical 41 days a buyer needs to close on a purchase loan.
Compare that to the usual seven to 10 days promised by many house-buying companies in Lehigh Valley, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Selling your home to a cash buyer can be a lifesaver in certain situations. Here are some common reasons homeowners choose this option:
- Job relocation: When you sell your house for job relocation, speed matters because you’ll want to focus on settling into your new role and location quickly.
- Divorce settlement: Dividing real estate in a divorce can be challenging, but a cash sale with a house-buying company can speed things up and let you move on more quickly.
- Unwanted inheritance: You’ve inherited a home and want a hassle-free way to sell it so you won’t have to worry about the hassle and cost of property maintenance.
- Downsizing move: A cash sale lets you transition quickly when you’re ready to downsize and move into a smaller space or a retirement community.
- Expensive fixes: Your home is in poor condition and needs extensive repairs you don’t want to tackle.
- Structural damage: If you’re struggling to appeal to traditional buyers because of foundation problems, a house-buying company can buy your home as is and handle repairs.
- Foreclosure prevention: You’re looking to sell quickly to avoid foreclosure.
- Landlord retirement: A cash sale makes it easier to sell rental property with tenants, especially if you’re ready to step away from the challenges of being a landlord.
- Remote home sale: Selling from out of state can be difficult, but with a house-buying company, you can instantly secure an offer and skip the back-and-forth travel.
Pros and cons of house-buying companies in Lehigh Valley
“We Buy Houses” Lehigh Valley, PA companies offer fast cash offers and a streamlined process, making them appealing to homeowners who want to sell quickly. The trade-off, however, is that you may walk away with less profit than you would through a traditional market sale.
Because of this, the approach isn’t always the best fit for every seller. Understanding the pros and cons beforehand can help you decide with confidence whether this option matches your needs.
Pros of house-buying companies
- Quick process: Cash sales often close in as little as seven to 14 days, helping you move forward faster.
- As-is purchase: You can sell your home in its current condition without making any repairs or improvements.
- No contingencies: These companies typically purchase homes without contingencies, streamlining the transaction.
- No showings or marketing: Avoid the hassle of prepping your home and hosting open houses.
Cons of house-buying companies
- Lower offer: Cash-for-homes companies usually pay below market value for your property to take into account repair costs and profit margins.
- Limited options: The take-it-or-leave-it nature of offers leaves no room for negotiation.
- Potential scams: Not all companies operate ethically, so watch for house-buying scams.
- Less profit: You might miss out on a higher price if you sold traditionally with an agent.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
Selling your home for cash requires a certain level of due diligence. Here’s how to ensure you’re working with a reputable company:
- Check reviews and testimonials: Research online reviews and client experiences to gauge the company’s credibility.
- Verify market presence: Look into the company’s track record and performance in the Lehigh Valley area.
- Read the contract carefully: Understand all terms and conditions before signing a purchase agreement.
- Compare offers: Gather multiple cash offers to ensure you’re receiving a fair price.
- Consult an agent: Connect with a top-performing agent to learn your home’s market value and see how it compares to cash offers
- Use Home Value Estimator: Try HomeLight’s Home Value Estimator to get a quick estimate in under two minutes.
Other options to sell your Lehigh Valley home quickly
There are alternatives to selling your home to a cash buyer, including iBuyers and real estate agents.
- Working with instant buyers (iBuyers): iBuyers like Opendoor and Offerpad provide near-instant offers using automated valuation models (AVMs). They’re a good option for homes in excellent condition and can close in days. However, major iBuyer companies charge sizable service fees, ranging from 5% to 6% of the home’s sale price.
- Listing with an agent: A comparative market analysis (CMA) from a top agent helps set an effective price for a fast sale. Many agents will provide a CMA at no cost.
FAQs on Lehigh Valley house-buying companies
By and large, most We Buy Houses for Cash companies in Lehigh Valley are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a track record, you can be fairly confident that it’s legit.
That said, as with any financial transaction, it’s a good idea to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the BBB website. Watch for anything that just doesn’t seem right.
Most Lehigh Valley We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value (ARV), then deduct their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your Lehigh Valley Ranch could sell for $310,000 after repairs, but it will need $30,000 of work to get there.
($310,000 x .70) – $30,000 = $187,000
In this example, a Lehigh Valley We Buy Houses company might offer you around $187,000 for your home. However, different types of house-buying companies will offer varying amounts for homes.
As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because they look for homes in better condition. An iBuyer might pay you 90% or more of the market value while charging a fee for their services.
When you accept an offer from a Lehigh Valley We Buy Houses for Cash company, you will likely be coming to grips with a double-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once it is accepted. Conversely, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
- Research and vet the house-buying companies that serve your Lehigh Valley area. Our list above is a good place to start.
- Submit offer requests to a few companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.)
We Buy Houses for Cash in Lehigh Valley vs. top Lehigh Valley agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Lehigh Valley | Sell with a top Realtor in Lehigh Valley |
| Selling timeline | 7 to 30 days | 70 days average; 29 to attract an offer, 41 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary fixes, landscape, and stage the home |
| Showings | None | 10 to 25 showings on average |
| Inspections and repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash-For-Homes companies often handle title issues | Must clear the title before you can sell the home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 3% to 6% of the home’s sale price |
| Closing costs | None | 1% to 3% of the home’s sale price on top of the agent’s commission |
Example net proceeds
Below, we’ve compiled one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Lehigh Valley is worth about $280,000 and needs about $30,000 in repairs. Once the repairs are completed, the home might be worth around $310,000.
| Sell to a We Buy Houses for Cash company in Lehigh Valley | Sell with a top Realtor in Lehigh Valley | |
| Estimated sale price | ($310,000 x .70) – $30,000 = $187,000 | $280,000 |
| Market preparations | 0 | $2,800 (1% of the sale price) |
| Agent commissions | 0 | $8,400 (3% of the sale price) |
| Closing costs | 0 | $4,200 (1.5% of the sale price) |
| Estimated take-home for seller | $187,000 | $264,600 |
As this example illustrates, it’s usually in your best financial interest to partner with an experienced real estate agent. However, net proceeds are not the only consideration when selling a home.
What’s best for your situation will depend on the condition of your property, the level of repairs needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent’s timeline might not fit your immediate needs.
Key takeaways
- Speedy transaction: Selling to a house-buying company allows you to close in as little as a week.
- As-is convenience: Cash buyers purchase homes in their current condition, saving you repair costs.
- Lower offers: Most companies pay below market value compared to listing with an agent.
- Due diligence: Always vet companies, check reviews, and compare offers.
- Agent expertise: An experienced agent can help you estimate your home’s true worth.
- Home value insights: Always be aware of your property’s estimated market value before you proceed with a cash-offer company to avoid extremely low offers.
At HomeLight, we’re happy to lend a guiding hand in navigating your real estate journey. Let us help you make an informed and confident decision, whether you’re looking for a no-obligation cash offer through a trusted platform like Simple Sale or seeking to consult with a top Lehigh Valley agent.
Editor’s note: This post is for educational purposes only. Links to and mentions of Lehigh Valley area “We Buy Houses” companies are not endorsements. Moreover, the program details mentioned above may change. Visit the home-buying company’s website for the most up-to-date information.
Header Image Source: (Gene Samlt / Pexels)
At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.