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Philadelphia, PennsylvaniaEst. 2021 · Vol. VNo. 2026
A Note to Philly Home Sellers
Selling a Philly house the hard way?
We’ll make it simple.
We buy Philly houses for cash. Any condition. You inherited it. You’re behind on taxes. Tenants won’t leave. The house needs work you can’t afford. Whatever the reason, we’ve probably seen it before.
You won’t pay a cent. No fees. No agent commissions. No repairs. And if we’re not the right buyer for your house, we’ll tell you straight and point you to someone who is.
Watson Saintsulne
Director of Sales · Covenant REI
Philly Houses Closed
55+
Paid to Sellers
$469K+
Buying Since
2021
Title Partner
Act Land Services
Service Area
Philadelphia
Philly Houses Closed
55+
Paid to Sellers
$469K+
Buying Since
2021
Title Partner
Act Land Services
Service Area
Philadelphia
The Process
Three steps, written out plainly.
We send you a cash offer
We look at recent sales, figure out what repairs will cost, and send you a written offer in 24 hours. If we’re not the right buyer, we’ll say so and tell you who to call.
Within 24 hours
You pick the close date
If you like the offer, you sign it online. We send it to Act Land Services, our title company, and they handle the rest. You pick when you want to close — usually somewhere between 2 and 8 weeks.
30–60 days, typical
The Honest Math
Here’s how we come up with the number. All of it.
Most cash buyers won’t tell you how they got to their offer. We will. We use the same math every wholesaler uses. The only difference is we show you the work.
We start with what the house will be worth after it’s fixed up. We take 70% of that number. We subtract what the repairs cost. We subtract our fee. What’s left is your offer.
In plain terms, most of our offers land between 25% and 55% of what the house will be worth fixed up. Houses that need a lot of work sit at the low end. Houses in better shape land higher. If your house is in good condition and you can wait, list it with an agent — you’ll get more.
Standard Offer Worksheet
The Formula
Ledger No. 01
Offer=(ARV × 70%)−Repairs−Fee
Typical outcome: 25–55% of ARV
- ARV
- After-Repair Value — what the house sells for once fixed, based on recent sales within half a mile.
- 70%
- Industry standard. Covers 6 months of holding costs, contractor overruns, and the realtor fees when we resell.
- Repairs
- Real contractor numbers. Watson walks you through them on the call so you can see where the money goes.
- Fee
- Our fee, disclosed up front. Typically 8–12% of the purchase price. Always printed on the offer sheet.
Signed · W.S. · Philadelphia, PA
Where We Buy
Philadelphia neighborhoods, listed by name.
- 01West PhiladelphiaStone rowhomes, Victorian twins, and inherited estates west of the Schuylkill.
- 02KensingtonRowhomes with code-violation history and long-hold owners.
- 03FishtownLong-term owners cashing out amid gentrification.
- 04FrankfordMid-century twins and inherited rowhomes.
- 05Northeast PhiladelphiaOlder homeowners downsizing from split-levels and twins.
- 06Center CityCondos, small multis, and high-equity sellers.
- 07South PhiladelphiaClassic rowhomes with multi-generational ownership.
- 08GermantownHistoric stone homes and inherited Tudors.
- 09North PhiladelphiaTired landlords and long-vacant rowhomes.
- 10OlneyBrick twins and rowhomes with tenants in place.
Situations We Handle
Whatever the circumstance, we’ve seen it before.
Each situation below links to an honest page with your real options — including the cases where selling to us isn’t the right move.
No. 01
Inherited House
You inherited a rowhome. We'll walk you through the real options.
No. 02
Probate House
We work with your probate attorney. We close when the court allows.
No. 03
Divorce House
One clean cash close. Both parties sign. No open houses.
No. 04
Foreclosure
If there's time, we'll tell you. If there isn't, we'll point you to help.
No. 05
Tired Landlord
Tenants in place? We'll buy it as-is, with the lease attached.
No. 06
Code Violations
L&I notices don't scare us. We've closed on houses with 20+ violations.
No. 07
Tax Delinquent
Sheriff sale on the calendar? There may still be a path.
No. 08
Vacant House
Empty, boarded, or squatter-risk? We buy it before it gets worse.
Sellers We’ve Worked With
Real people. Real Philadelphia deals.
No. 01
“My guardian angel came to the rescue. Talking about somebody really there for you — he's a good brother.”
Earline M.
Strawberry Mansion
Closed Sept 2023 · Inherited probate rowhome · Referred by a friend
No. 02
“Watson was patient. He was attentive. He wasn't rushing me. A very humble man, good at what he does.”
Jacqueline S.
West Oak Lane
Closed July 2023 · Inherited husband's family home · Found us on Google
When Not To Sell To Us
The single most differentiated page on this site. Written in full, without the usual sales hedge.
“If your house is in good shape and you have six months, list with an agent — you’ll net more. We only win long-term if we’re honest about when we’re not the right answer.”
Frequently Asked
Common questions, answered plainly.
How fast can you close on my house?
Most of our deals close in 30 to 60 days from the day we sign the paperwork. You pick the date that works for you. If you need more time, we'll wait. If you need to close fast, we can usually close in about 2 weeks. All closings happen at Act Land Services, our title company.
How do you come up with your offer?
We use the same math every cash buyer uses. We figure out what your house will sell for after it's fixed up. We take 70% of that number. We subtract repair costs. We subtract our fee. What's left is your offer. In plain terms, most offers land between 25% and 55% of what the house is worth fixed up. Houses that need a lot of work sit at the low end.
Do I have to pay any fees?
No. You don't write us a check. No commission, no closing fees charged to you, no inspection fees. The usual seller costs like back taxes or liens get paid out of the sale price at closing, but nothing comes out of your pocket.
What if my house needs a lot of work?
That's usually who we help. We buy houses as-is, in any condition. You don't have to clean it, fix anything, or even empty it out. Leave behind what you don't want. We'll deal with it.
What if there are tenants in the house?
We buy houses with tenants in them all the time. Send us the lease and we'll work it into the offer. You don't have to evict anyone. We'll handle the tenant relationship after closing.
Are you licensed?
We're a Philly-based real estate investment company. We've been buying houses in Philadelphia since 2021. Every closing goes through Act Land Services LLC, a licensed Pennsylvania title company that handles all the paperwork and wires the money.
What's the catch?
Our offers are below what you'd get on the open market. That's because we're taking on the repairs, the holding costs, and the risk. If your house is in good shape and you have 4 to 6 months, list it with an agent — you'll get more money. We'll tell you that straight on the phone.
Can I back out if I change my mind?
Yes. Pennsylvania contracts include contingency periods. If you back out inside that window for a real reason, you walk away clean with no penalty. We're not going to chain you to a deal you don't want.
A Direct Offer, Delivered in 24 Hours
When you’re ready, send the address.
Sixty seconds of information. No fees, no pressure, no high-volume sales script.