We Buy Houses Lehigh Valley: Top 4 Companies
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Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
Selling a home in Lehigh Valley can feel like an impossible task, especially when life throws you an unexpected curveball. If you’re thinking, “I need to sell my house quickly,” working with a We Buy Houses company might be the solution you need. These companies 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 work, 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 10 days. No showings, no repairs, no open houses. Available to sellers throughout Lehigh Valley.
Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Lehigh Valley area “We Buy Houses” companies should not be considered an endorsement.
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 how the process typically works:
- 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’ Ranch and Colonial. By selling to 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 is a family-owned real estate company serving the Lehigh Valley. Simply reach out and submit a brief property form. Within 24 hours, you’ll receive a fair all-cash offer for your house.
Locations: serves Lehigh Valley
Closing costs: Sellers pay no closing costs; We Buy Lehigh Valley Houses covers them
We Buy Lehigh Valley Houses has a 5.0-star Google rating.
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. Simple Sale connects you to the largest network 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 Simple Sale, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 10 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 HomeLight platform. HomeLight was founded in 2012 and is BBB-accredited with an 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.
Learn more: homelight.com/simple
Phone: 844-488-8455
iBuyLehigh
iBuyLehigh is a family-owned business based in Allentown, PA, buying houses in the Lehigh Valley and surrounding areas. After receiving your information, they typically offer an all-cash within 24 hours. You can close as quickly as 14 days or choose a date that works for you. They handle all the paperwork, making the process easy and convenient.
Locations: serves Lehigh Valley and surrounding areas
Closing costs: Sellers pay no closing costs; iBuyLehigh covers them.
iBuyLehigh has a 4.9-star Google rating.
Website: ibuylehigh.com
Phone number: 484-549-0019
We Buy Houses
WeBuyHouses.com was founded in 1997 and buys houses in 200 markets and 30 states in any condition. According to their website, they have been trusted by 1 million homeowners and can present a cash offer even if the homeowner is behind on their mortgage or facing foreclosure.
Locations: Nationwide, including Lehigh Valley
Closing costs: Sellers pay no closing costs; WeBuyHouses.com covers them
WeBuyHouses.com has been BBB accredited since August 2020 and has an A+ rating.
Website: webuyhouses.com/pa/Lehigh_Valley
Phone number: 877-932-8946
Why sell your Lehigh Valley house for cash?
There are several valid reasons why a Lehigh Valley home seller may choose to work with a Cash-For-Homes company. Chief among them are the speed, ease, and convenience offered by working with these companies.
In Lehigh Valley, it typically takes around 62 days to sell a home on the market using an agent. That includes an average of 18 days on the market plus the typical 44 days a buyer needs to close on a purchase loan.
Compare that to the typical 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 for cash can be a lifesaver in certain situations. Here are some common reasons homeowners in Lehigh Valley choose this option:
- Job relocation: You need to sell your home quickly to move for a new job opportunity.
- Divorce: You want to settle property matters efficiently during a divorce.
- Inherited: You’ve inherited a home and want a hassle-free way to sell it.
- Downsizing: You’re ready to simplify and move into a smaller space or a retirement community.
- Repairs: Your home needs extensive repairs you don’t want to tackle.
- Foundation issues: You’re struggling to sell a home with costly foundation problems.
- Foreclosure: You’re looking to sell quickly to avoid foreclosure.
- Tenants: You’re tired of being a landlord or dealing with problem tenants.
- Selling from out of state: You need an easy way to sell your property without being local.
Pros and cons of house-buying companies in Lehigh Valley
When considering selling your home to a house-buying company in Lehigh Valley, weighing the pros and cons is helpful. Let’s break it down.
Pros of house-buying companies
- Quick process: Cash sales often close in as little as 7-14 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
However, there are some drawbacks to consider when working with a house-buying company:
- Lower offer: Cash-for-homes companies usually pay below market value for your property.
- 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 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 buying agreement.
- Compare offers: Gather multiple cash offers to ensure you’re receiving a fair price.
- Consult an agent: HomeLight can connect you with a top-performing agent to estimate your home’s market value and compare it with 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.
- iBuyers: iBuyers like Opendoor and Offerpad provide near-instant offers using automated valuation models. They’re a good option for homes in excellent condition and can close in days, though service fees of 5%-6% apply.
- Listing with an agent: A comparative market analysis from a top agent helps set an effective price for a fast sale. Many agents will provide a CMA for free.
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 Better Business Bureau website. Watch for anything that just doesn’t seem right.
As described in our pros and cons list above, 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 minus 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 $350,000 after repairs, but it will need $30,000 of work to get there.
($350,000 x .70) – $30,000 = $215,000
In this example, a Lehigh Valley We Buy Houses company might offer you around $215,000 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 iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of 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 of the 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 | 62 days average; 18 to attract an offer, 44 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / 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 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%-5.8% average |
| Closing costs | None | 1% to 3% of the home sale price on top of agent 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 $450,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $475,000.
| Sell to a We Buy Houses for Cash company in Lehigh Valley | Sell with a top Realtor in Lehigh Valley | |
| Estimated sale price | ($475,000 x .70) – $25,000 = $307,500 | $450,000 |
| Market preparations | 0 | $4,500 (1% of sale price) |
| Agent commissions | 0 | $13,500 (3%) |
| Closing costs | 0 | $6,750 (1.5%) |
| Estimated take-home for seller | $307,500 | $425,250 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
Key takeaways
- Cash offers provide speed: Selling to a house-buying company allows you to close in as little as a week.
- Sell as-is: Cash buyers purchase homes in their current condition, saving you repair costs.
- Expect lower offers: Most companies pay below market value compared to listing with an agent.
- Do your research: Always vet companies, check reviews, and compare offers.
- Consult an expert: An experienced agent can help you estimate your home’s true worth.
- Know your home’s worth: Always be aware of your property’s estimated market value before you proceed with a cash-offer company.
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.
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.
