We Buy Houses in Glen Mills, PA

Where exactly is Glen Mills?

Glen Mills is a post office name, and the 19342 ZIP stretches across six townships and boroughs. Concord Township, the biggest piece, also includes the village of Concordville (which has its own P.O. box ZIP, 19331), and parts of Concord get Garnet Valley, Chadds Ford or Thornton addresses instead.

The township or borough on your tax bill, not the Glen Mills address, decides which resale rules you follow.

What kind of homes are in Glen Mills?

Newer than most of Delco. Subdivisions of single homes, townhomes and carriage homes, many inside homeowners associations, sit beside older farmhouses, stone homes and houses on large lots, some still on septic systems.

What we see needing work: original roofs, windows, heating and air systems and water heaters reaching the end of their life in homes from the 1980s through the 2000s; stucco that has trapped moisture in some homes from that era; tired decks; finished basements with water problems; and septic systems, or a required hookup to public sewer at resale in Concord.

What does Concord Township require before you sell?

A resale certification. Concord's code office says use and occupancy inspections happen at every change of ownership, and its 2026 resale instructions list six forms:

1. Resale certification application. Typed or printed in ink.
2. Sewer or septic report. A short questionnaire about your sewer connection, sump pumps, downspouts and cleanouts. A house on its own septic system within 150 feet of a township sewer line must connect to public sewer before the resale certificate is issued.
3. House number affidavit, notarized. Numbers on both sides of the mailbox or post, at least 36 inches above the ground, at least 4 inches tall, in a contrasting color. Mistakes mean a $100 re-inspection.
4. Smoke and CO alarm affidavit, notarized. A smoke detector on every level and in every bedroom, and a carbon monoxide alarm on every level.
5. In-ground pool affidavit, notarized. Even if you only check "no pool."
6. Sewer certification ($20). For homes on township sewer, it shows the sewer fees due at settlement.

The township itself inspects only the outside. Sidewalks, curbing and driveway aprons in the public right-of-way must be in good condition, and the instructions say all needed repairs must be done before settlement. The 2026 fee schedule lists residential resale certification at $100 (on-site) or $200 (sewer, paid as two $100 checks).

What about Thornbury, Chester Heights and the rest of 19342?

Chester Heights handles sales through a use and occupancy inspection. Its application, revised in March 2026, asks for the buyer and the settlement date and lists a $120 fee. Middletown requires a sewer certificate from its sewer authority before a sale, including a camera inspection of your sewer line ($200; allow at least two weeks). For Thornbury, Edgmont and Chadds Ford, call the township office before you set a closing date and ask whether it requires a resale inspection or sewer certification.

Selling a house in an HOA or condo

Pennsylvania's planned community law (for HOAs) and its condominium law say the same thing about resales. Before the buyer signs, or at least before closing, you have to give them the declaration, bylaws, rules and a resale certificate from the association. That certificate shows:

• The monthly assessment and any unpaid dues or special assessments.
• Other fees, planned capital projects and the reserve fund.
• The budget, insurance, and any lawsuits against the association.
• Whether the board knows of violations on your unit.

The association has 10 days from your request to provide it. The buyer can cancel the contract until the certificate arrives and for 5 days after, or until closing, whichever comes first, and the buyer is not liable for unpaid dues beyond what the certificate shows. Ask for it the day you decide to sell. The rule covers resales by owners, including a cash sale to us.

Where do probate and sheriff sales happen?

In Media, at the county Government Center, 201 W. Front St. The Register of Wills handles probate there, and sheriff sales are held on the third Friday of each month at 11 a.m. See our Delaware County, PA page for details.

Why do Glen Mills owners sell to a cash buyer?

• A job move or a second mortgage payment once you have already bought the next house.
• An estate, where the heirs live elsewhere and nobody wants to manage a sale from a distance. Our inherited house guide is written for Philadelphia, but most Pennsylvania steps apply here too.
• A divorce, where both sides want a firm price and a set date.
• A house that needs updating, like a 1990s kitchen, stucco repairs or a failing septic system. See how selling as-is works.
• A townhome you have been renting out. Read about selling with tenants.

The honest part: many Glen Mills houses are in good shape and would bring more listed with an agent. If that is your house, we will say so.

How it works with us here

Vivid Properties is a local, family-owned company based in Philadelphia that buys houses directly. We are not agents and we never list your house. Tell us about the home, we see it as it is, and you get a fair written cash offer, usually within 24 hours. You choose the closing day, leaving room for the township's 3 to 4 weeks and the association's certificate.

Our as-is offer will usually be below what a fully updated house could bring on the open market. We price in repairs, our risk and the cost of holding the house while we fix it. You get a set date, no showings, no repairs and no agent commission. We pay all the closing costs, and your written offer shows exactly what you walk away with before you sign. See how we calculate our offer.

Get my cash offer Text or call (267) 551-5554

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Glen Mills questions

This page is general information, not legal or tax advice. For your situation, talk to a Pennsylvania attorney or tax professional.