How to use these guides
- Pick the situation closest to yours. Each guide starts with a short answer, then goes step by step.
- Legal and tax facts link to the official government source, so you can check them yourself.
- Every guide lists your real options, including keeping the house, listing it with an agent, or getting help from a program.
- Have a question a guide does not answer? Text or call (267) 551-5554 and a real person from our local team will pick up.
Which situation are you in?
Choose a guide below. If more than one fits, start with the one that has a deadline, such as a sheriff sale date or a foreclosure notice.
Inherited house in Philadelphia and PAProbate at the Register of Wills, PA inheritance tax, tangled titles, siblings, and every option for an inherited house.
Inherited house in South JerseySurrogate's Court probate, NJ inheritance tax classes and waivers, and every option for an inherited South Jersey house.
Sheriff sale in Philadelphia and PAHow Philadelphia and PA sheriff sales work, the free help available, how to postpone a sale, and how selling first can protect your equity.
Foreclosure in New JerseyNew Jersey's court foreclosure process step by step, free mediation and counseling, sheriff sale adjournments, and how selling first protects your equity.
Selling a rental with tenantsLeases, deposits, Section 8 and Philadelphia's new good-cause rules when you sell a rental with tenants.
Selling a house as-isWhat as-is means, what you still have to disclose in PA and NJ, and how repairs change your price.
Liens and back taxesHow Philadelphia tax, water, L&I, court and IRS liens are found and paid off at closing, with a worked example.
Code violations in PhiladelphiaHow to look up L&I violations, appeal a notice in time, handle an unsafe or condemned house, and sell with violations still open.
Cost to sell in PhiladelphiaPhiladelphia's 4.578% transfer tax with worked examples, who pays closing costs in PA, commissions and the paperwork to gather.
Selling a parent's houseWho can sign, Medicaid's look-back, home sale taxes, programs that help a parent stay, and every option for a parent's house.
Selling a house during divorceWho must sign, equitable distribution in PA and NJ, the mortgage, splitting the money at closing, taxes and every option.
Selling from out of stateHow to close from another state: mail-away and remote signing, powers of attorney, the empty house and the taxes.
Why Am I Getting Mail?Why investors write to you, how to check any cash buyer, and how to stop the letters.
Not sure where to start?
Read how we buy houses for the step-by-step process, or how we calculate our offer to see the math behind a cash offer. If you are still deciding between a cash sale and listing with an agent, this side-by-side comparison lays out the trade-offs honestly.