We Buy Houses Reading: Top 5 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.
If you’re a homeowner in Pennsylvania facing the need for a fast home sale, you might be considering a “We Buy Houses” Reading company. These firms make all-cash offers for homes, even those needing repairs. This option can be a lifesaver if you lack the time, expertise, or money for repairs.
This option is best suited for sellers who need to dispose of their homes quickly, usually due to a change in circumstances, such as the need to downsize or relocate for a new job.
In this post, we’ll discuss the pros and cons of selling to a cash-for-homes company in Reading. We’ll also present some alternatives to We Buy Houses companies and break down how the process works.
Sell Your House Fast in Reading, PA 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 Reading, PA.
Working with house-buying companies in Reading
Working with a house-buying company can facilitate a fast home sale. Here are the essential steps to complete a fast cash sale with a reliable company.
- Reach out: Contact a house-buying company in Reading via their website or phone to express your interest in selling.
- Arrange an inspection: The company will schedule a visit to your home to evaluate its condition and determine its value.
- Get an offer: After the inspection, the company will provide you with a no-obligation cash offer, usually within 24 to 48 hours.
- Evaluate the offer: Review the cash offer. If it meets your expectations, you can accept it to proceed with the sale.
- Sign the agreement: Once you accept the offer, you’ll sign a purchase agreement detailing the sale terms.
- Complete the sale: The company will manage the closing process, often covering all costs. You’ll receive your cash payment, typically within a week.
Popular We Buy Houses for Cash companies in Reading
If the process of selling to a house-buying company in Reading 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 Cape Cod-style. By selling to one of these companies, you should be able to sell your Reading home in as little as a week or two.
Lee Buys Homes
Lee Buys Homes, a family-owned real estate solutions company based in Reading, takes the time to understand what homeowners are going through to help them sell their property. Their goal is to make the process as simple and stress-free as possible, no matter the situation.
The house-buying company can typically make a fair all-cash offer within 24 hours. They offer flexible closing options, allowing sellers to close as quickly as seven days or on their preferred schedule.
Locations: Reading and surrounding areas
Closing costs: Sellers pay no closing costs; Lee Buys Homes covers them.
Based on customer feedback, Lee Buys Homes rates 5 stars on Google. Clients say the selling process was quick and hassle-free. They praise the team for being knowledgeable, professional, and trustworthy, which helped ease any initial concerns homeowners have.
Many recommend the company for making the home-selling experience straightforward and reassuring from start to finish.
Website: leebuyshomes.com
Phone number: 484-246-7304
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Reading (and across the country) can request a cash offer for their home. It connects you to 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 Reading.
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 Reading
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 received accreditation from the Better Business Bureau (BBB) and now maintains a high 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
Restorative Housing Solutions LLC
Restorative Housing Solutions, a family-owned real estate solutions company based in Reading, is dedicated to helping homeowners move forward from tough property situations. They provide cash offers to those dealing with foreclosure, a property that has become too much to manage, or an urgent need to sell quickly.
Their goal is to offer win-win solutions that relieve the stress of home selling and help sellers focus on what matters most.
Locations: Reading
Closing costs: Sellers pay no closing costs; Restorative Housing Solutions covers them.
Although not BBB accredited, Restorative Housing Solutions LLC received a high A+ rating from the bureau. On Google, it earned a perfect score of 5 stars, thanks to several positive reviews.
Clients described them as a great company to work with, highlighting their speed, professional handling of questions, and seamless offer and settlement process. They found it to be one of the easiest processes with no hassle and would recommend the company to anyone they know.
Website: restorativehousing.com
Phone number: 610-595-4111
Pezon Properties, Reading
Pezon Properties acquires single-family residences and workforce housing in urban and suburban communities within the Greater Lehigh Valley, Reading, and the Poconos. As a locally based, family-operated firm, it specializes in providing prompt, all-cash offers, often within 24 hours of receiving property details, and can complete transactions in as little as 14 days.
Their approach emphasizes flexibility and efficiency, allowing sellers to move forward on a timeline that suits their individual needs.
Locations: Throughout Pennsylvania, including Reading, Allentown, and Bethlehem
Closing costs: Sellers pay no closing costs; Pezon Properties covers them.
Known for its ethical business practices, Pezon Properties has been BBB accredited since 2022 and now holds an A rating. It earned a 4.8-star rating on Google with reviewers highlighting the team’s ability to deliver on promises and close quickly. Some noted that the team effectively managed the sale of properties occupied by tenants who had not maintained them well.
Website: pezonproperties.com
Phone number: 484- 484-0971
Berks County House Buyers
Berks County House Buyers, a family-owned real estate solutions company in Sinking Spring, has been serving the Berks County area for 12 years and continues to operate out of West Lawn. To work with the company, sellers can simply share key property details with company representatives and schedule a quick appointment to see if their property meets the company’s criteria.
The team provides various selling options with no obligations, offers quick closings in as little as seven days, and prioritizes working on the homeowner’s schedule.
Locations: Berks County, including Reading
Closing costs: Sellers pay no closing costs; Berks County House Buyers covers them.
Berks County House Buyers earned a 4.0-star rating on Google, with some clients saying they were drawn to the local firm after receiving a thoughtful first contact and were continually impressed throughout the process.
Others noted how the company handled transactions with professionalism and care from beginning to end. The team addressed concerns promptly, making the entire experience smooth, straightforward, and genuinely pleasant.
Website: berksdirectcashbuyers.com
Phone number: 610-816-6205
Why sell your Reading 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 We Buy Houses company, 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 Reading, selling a home on the market using an agent typically takes around 59 days. That includes an average of 19 days on the market, from listing to signed contract, plus the typical 40 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 Reading, 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.
Here are some common scenarios where selling to a house-buying company might be a fitting solution:
- Job relocation: You need to move quickly for a new job opportunity and don’t have time to wait for a traditional sale.
- Divorce settlement: You’re going through a divorce and want to divide assets quickly so you can move on with your life fast.
- Unwanted inheritance: You’ve inherited a house and want to sell it quickly to avoid ongoing maintenance and tax costs.
- Downsizing transition: You’re downsizing and want to sell your current home swiftly to move into a smaller, more manageable property.
- Significant repairs: Your home is in poor condition and requires major repairs that you can’t afford or don’t want to handle.
- Open house stress: You prefer to skip the stress and inconvenience of staging and hosting multiple open houses.
- Foundation problems: Your home has serious foundation problems, making it hard to sell on the traditional market.
- Foreclosure solution: You’re at risk of foreclosure and need to sell quickly to avoid damaging your credit.
- Problem tenants: You own a rental property with difficult tenants and want to sell without evicting them.
- Remote home sale: You live out of state and need a convenient way to sell your property in Reading without being present.
Pros and cons of house-buying companies in Reading
Selling your home to a house-buying company in Reading can be a convenient option, but it’s important to weigh the pros and cons before deciding. Read the key points to consider below.
Pros:
- Quick sale: You can sell your house fast, often within a week, which can be ideal if you can’t wait due to a job relocation, financial urgency, or a major life change.
- No repairs needed: Sell your home as-is, regardless of its condition, and avoid costly repairs.
- Convenient transaction: The company handles all the paperwork and logistics, making the process hassle-free for you.
- Guaranteed deal: Cash offers eliminate the risk of deals falling through due to contingencies.
However, there are downsides to consider. The biggest downside is that a house-buying company will offer you below market value for your home compared to selling on the market with an experienced real estate agent. Here are some other drawbacks:
Cons:
- Lower offers: Expect to receive an offer that is significantly less than what you might get on the open market.
- Scam risks: Be cautious of potential house-buying scams and fraudulent buyers who might not have your best interests at heart.
- Limited negotiation: These companies typically present take-it-or-leave-it offers, leaving little room for negotiation.
- Emotional impact: Selling quickly might not give you the time you need to emotionally prepare for the sale.
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
The level of integrity and service you experience from a We Buy Houses for Cash company can vary, even within an established house-buying group that strives to maintain high standards. This is because many Cash-For-Homes companies are franchises and often use independent investors or wholesaling outfits. Your experience depends on the character of the person or group making the offer.
Here’s how you can vet cash buyers and understand your home’s worth:
- Research the buyer: Check online reviews and testimonials to gauge the company’s reputation. A reliable buyer should have a solid track record and positive feedback from previous sellers.
- Understand market value: Know your home’s market value by comparing it with similar properties in Reading. This knowledge will help you assess whether the cash offer is fair.
- Examine the agreement: Read the buying agreement carefully before signing. Ensure you understand all terms and conditions to avoid any surprises later.
- Seek professional advice: Consider consulting with a real estate attorney or an experienced agent to review the offer and agreement. This step can provide an extra layer of security and ensure that your interests are protected.
An experienced local agent can give you a better idea of what your home might be worth if sold on the open market. With this, you can compare your cash offer. HomeLight can connect you with a top-performing agent in your market. You can also try our Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Reading home quickly
When considering a quick sale for your Reading home, you have several options beyond house-buying companies. Here are two alternatives to explore.
Working with iBuyers
Instant buyers, or iBuyers, use automated valuation models (AVMs) to provide near-instant home value estimates. These models analyze market data for a mostly online sale experience, offering all-cash deals typically closer to market value.
The process is fast, from offer to closing in a few days to two weeks. However, major iBuyer companies like Opendoor and Offerpad often charge service fees of 5% to 6% of the home’s sale price. They’re best suited for homes in good condition.
Listing with an agent
While it might seem counterintuitive for a quick sale, listing with a top real estate agent can still be a viable option. In a seller-friendly market, an agent can strategically price and market your home for a fast sale.
Consulting an agent provides you with a comparative market analysis (CMA), often for free, evaluating your home against recent sales in the area to determine an appropriate listing price. Agents may also connect you with buyers offering cash closer to market value. If you’re interested, HomeLight can connect you with a top-performing agent in your area.
FAQs on Reading house-buying companies
By and large, most We Buy Houses for Cash companies in Reading 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 Reading 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) 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 Reading Ranch could sell for $255,000 after repairs, but it will need $25,000 of work to get there.
($255,000 x .70) – $25,000 = $153,500
In this example, a Reading We Buy Houses company might offer you around $153,500 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 Reading 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 Reading 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 Reading vs. top Reading 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 Reading | Sell with a top Realtor in Reading |
| Selling timeline | 7 to 30 days | 59 days average; 19 to attract an offer, 40 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, and stage the home |
| Showings | None | 10 to 25 showings on 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 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 Reading is worth about $230,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $255,000.
| Sell to a We Buy Houses for Cash company in Reading | Sell with a top Realtor in Reading | |
| Estimated sale price | ($255,000 x .70) – $25,000 = $153,500 | $230,000 |
| Market preparations | 0 | $2,300 (1% of the sale price) |
| Agent commissions | 0 | $6,900 (3% of the sale price) |
| Closing costs | 0 | $3,450 (1.5% of the sale price) |
| Estimated take-home for seller | $153,500 | $217,350 |
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
- Fast transaction: Selling to a house-buying company offers a quick, hassle-free sale, often closing within a week.
- No repairs: These companies buy homes in any condition, allowing you to avoid the cost and effort of repairs.
- Guaranteed deal: Cash offers eliminate the uncertainty of buyer financing falling through.
- Convenient transaction: The company handles all the paperwork and logistics, making the process straightforward.
- Home value: Always know your property’s estimated market value before you proceed with a cash-offer company.
At HomeLight, we’re happy to help you navigate 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-performing agent.
Editor’s note: This post is for educational purposes only. Links to and mentions of Reading 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: (clintonweaverphotos/ Depositphotos)
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.
