We Buy Houses in Westbrook Park

Is Westbrook Park in Clifton Heights or Upper Darby?

Upper Darby. The post office calls it Clifton Heights, and your deed may too, but Westbrook Park sits inside Upper Darby Township. We looked up addresses on Westbrook Drive, Westpark Lane, Whitehall Drive, Westley Drive, Gramercy Drive, Alverstone Road and Delmar Road in the Census Bureau's address finder, and every one came back in Upper Darby Township and the Upper Darby School District. Westbrook Park Elementary School is right in the neighborhood, at 199 Westbrook Drive.

Watch the edges, though. A few 19018 streets close by are in Clifton Heights Borough instead, and West Wyncliffe Avenue is one of them. The borough has its own inspection and a lower transfer tax, and our Clifton Heights page lays the two side by side. Your property tax bill names the town you actually pay, so check it first.

What are Westbrook Park houses like?

Brick rowhomes, block after block, most of them built in the late 1940s and 1950s, after World War II. The land has an older story. The Upper Darby Historical Society's township history says mill owner Nelson Kershaw once owned 65 acres that were later developed as part of Westbrook Park. His Glenwood Mills stood near today's Palmer Mill Road.

The Census numbers for the tract that takes in Westbrook Park show how alike the blocks are:

After 70-some years, the same repairs keep coming up: the roof, the sewer line out to the street, wiring that's been added onto, a tired heater, and water in the basement. We buy them with all of it.

What does Upper Darby require when you sell?

A Use and Occupancy permit, the U&O, for every sale. That's the seller's job, even when you sell to us. Here's how it goes, from the township's own instructions:

1. File early. Turn in a complete application and the fee to Licenses and Inspections, 100 Garrett Road, at least 14 business days before settlement. The township strongly suggests 4 weeks, because it's busy. The fee is $110 for a single-family house or $135 for a duplex, and it covers two inspections.
2. Get the sewer lateral report. The lateral is the pipe from your house to the sewer main. A master plumber registered or licensed with Upper Darby runs a camera through it, fills out the township's form, and keeps the video for a year. The report comes back as a pass, a partial pass with repairs needed, or a fail.
3. Let the inspector in. The inspection is visual, so nothing gets torn open. A third visit or more is $75 each, and canceling with less than 24 hours' notice or not letting the inspector in is $100.
4. Get the certificate. A clean house gets a final U&O. Minor problems get a temporary U&O, and the new owner has a year to fix them. Serious problems get a temporary access certificate, which means no one new moves in until those are fixed.

Can I sell if the house doesn't pass?

Yes. When we buy, we sign Upper Darby's notarized Letter of Intent taking on the repairs, so the sale closes and the list becomes ours. Pennsylvania's Act 133 of 2016 backs this up: the town issues a temporary certificate instead of holding up the sale, the new owner gets 12 months to make the fixes, and the town can't demand an escrow or a bond first. You still file for the U&O and get the lateral report. You don't fix a thing. Our guide to selling a house as-is has more.

What changes in 2027?

A lead inspection joins the transfer inspection. Upper Darby adopted Ordinance 2026-08 on August 19, 2026, and starting January 1, 2027, a house built before 1978 needs a Lead-Safe or Lead-Free certificate as part of its U&O. In the Westbrook Park tract, the Census estimates that about 93% of homes were built before 1980, so plan on it.

Here's the part that helps you. The township says a missing lead certificate doesn't, by itself, count as a serious violation or block the sale. If the house needs lead work first, the owner turns in the lead inspector's report and lab results, and the work still has to be finished in the time the law allows. When we buy, that work is ours.

How much is the transfer tax in Westbrook Park?

It's 2.5% of the price, and when you sell to us, we pay it, along with all the other closing costs. That's 1% to Pennsylvania and 1.5% to Upper Darby Township, the township's rate starting January 1, 2022. Just across the line in Clifton Heights Borough, it's 2%. On a $250,000 sale, that's $6,250 in Westbrook Park and $5,000 in the borough, even though both houses say Clifton Heights on the mail.

The only thing paid off from the sale at closing is what you already owe against the house, like a mortgage, liens or unpaid taxes.

What's the property tax bill in Westbrook Park?

Three rates add up to about 46.2 mills. A mill is $1 for every $1,000 of assessed value, so that's roughly $4,620 a year for every $100,000 your house is assessed at. Your assessed value is printed on your tax bill.

Behind on these? Call us early, and see selling with liens or back taxes.

Does Westbrook Park flood?

Not much. Darby Creek runs along the edge of the Westbrook Park tract, and FEMA's high-risk flood zone follows the creek, but when we checked FEMA's map, the blocks where the houses sit fell outside it. A hard storm can still put water in a basement, and we buy houses with water damage as they are. Check your own address on FEMA's flood map.

Selling a Westbrook Park rental?

At Vivid Properties, we buy rentals with the tenants in place, including Section 8 tenants and tenants who are behind on rent. One rowhome or several, we can buy them together on a closing day you pick. See how we buy rental properties and our guide to selling a house with tenants.

If you keep renting, Upper Darby wants a rental license renewed every year and an inspection at least once every three years, and the license doesn't carry over to a new owner. Starting in 2027, a pre-1978 rental also needs lead certification before its license is issued or renewed, though the township may phase that in. The township also treats a house as a rental whenever the person on the deed doesn't live there, even if it's a relative living rent-free.

Inherited a house in Westbrook Park?

We can help with that, too. Estates go through the county Register of Wills, and our guide to selling an inherited house in Pennsylvania walks through probate and the state inheritance tax. If it was a parent's home, see selling your parents' house.

One Upper Darby rule matters while you sort things out: an empty house has to be registered with the township within 10 days of going vacant, then every six months, and fines run $500 to $1,000 per violation.

What will our offer look like?

It'll be in writing, usually within 24 hours of seeing the house, and it shows exactly what you walk away with before you sign. We pay all the closing costs, the 2.5% transfer tax included. There's no commission and no fees from us, no repairs and no cleanout, and you pick the closing day.

Our price will be less than what the same rowhome would bring fully fixed up. That's because we're the ones paying for the roof, the lateral, the lead work and the months of carrying the house while we fix it. If yours is already updated and you have time to list, listing may put more in your pocket, and we'll tell you so. See how we calculate our offer or our cash sale vs listing comparison.

How does selling to us work here?

1. Call or text (267) 551-5554, or send the form. A real local person answers.
2. We walk through the house as it sits. Leave the furniture, the basement and the attic just how they are.
3. You get a written cash offer. Take your time with it. No pressure.
4. You pick the closing day. We build in Upper Darby's 14 business days for the U&O, so settlement isn't held up.

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

What nearby areas do we also buy in?

Every other town we buy in is on our Delaware County, PA page.

Questions Westbrook Park sellers ask

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