Sell a Rental Property or Portfolio in PA & NJ

The short version

At Vivid Properties, we buy one rental or a whole portfolio of any size: rowhomes, twins, singles, 2 to 4 unit buildings and apartment buildings, in Philadelphia, the suburbs and South Jersey.
Your tenants stay. We take over the leases, including Section 8 tenants and tenants who are behind on rent.
We pay all the closing costs, including Pennsylvania transfer tax. If you still owe anything, like a mortgage, it's paid off from the sale at closing.
No listing, no showings, no repairs and no evictions.
Thinking about listing instead? We'll show you the numbers both ways so you can decide.

Tired of being a landlord? Late rent, repair calls, inspections and new city rules add up fast. At Vivid Properties, we'll buy one rental or all of them, and your tenants don't have to move.

Can I sell all my rental properties to one buyer at once?

Yes. At Vivid Properties, we can buy all of your rentals in one deal, on a closing day you pick. Your rentals can be spread across Philadelphia, the suburbs and South Jersey. You can also sell us a single rental, or just the few that cause most of your headaches.

If you need certain properties to close on certain dates, for example to line up a tax exchange, tell us at the start so the plan fits your dates.

Who buys rental properties with the tenants still in them?

At Vivid Properties, we buy rentals with the tenants in place. You don't have to empty a single unit or ask anyone to leave. We take over the leases as they are, including tenants with Section 8 vouchers, tenants who are behind on rent, and buildings that need work.

Want to check us out first? Here's how to check any cash buyer, us included.

Should I sell my rentals all at once or one at a time?

If your houses are rented and you want out, selling them all to us at once is usually the simpler road, and once you count commissions and transfer tax it can leave you with about the same money. If a house is empty and fixed up, listing it with an agent can bring more, and we'll tell you when that's the case.

Selling to Vivid versus listing one at a time
	Sell them all to Vivid	List them one at a time
Who buys	We do, with the tenants in place	A family who'll live there if it's empty, or another landlord if it's rented
Your selling costs	None. We pay all the closing costs	A commission, your share of the transfer tax and settlement costs, on every sale
Showings	Just our visits, planned around your tenants	Showings for every listing
A buyer's loan falling through	Not an issue. We pay cash	Every buyer's loan or appraisal can fall through
Your tenants	Stay. We take over the leases	Stay if a landlord buys; have to leave if a family buys
Time	One deal, on the day you pick	Several sales, often over months
Makes sense when	Houses are rented, need work, or you want out by a certain date	Houses are empty and fixed up, and you have time

Some landlords do both: list the one or two nicest houses and sell us the rest.

Do you buy duplexes, triplexes and apartment buildings?

Yes. At Vivid Properties, we buy twins, duplexes, triplexes, quads and apartment buildings with 5 or more units, rented or empty, in any condition. Converted rowhomes with a unit on each floor are fine too. If the building has more units than the zoning allows, tell us up front. We'll still look at it.

How do you decide what my rentals are worth?

We look at each property: the rents, the leases, the condition and what it needs. Then we put one written offer in front of you, with every property listed, so you know exactly what you're getting.

Helps your price: tenants who pay on time at fair rents, current rental licenses and lead certificates, a newer roof and heater, and clean records of rent and deposits.
Lowers it: rents far below the going rate, back rent, open code violations, missing licenses, more units than the zoning allows, and repairs that were put off.

Our page on how we calculate our offer walks through our math on a house we'd fix up and sell.

What is a rented house worth to a landlord? A simple example

Made-up numbers, just to show how the math works. This isn't an offer.

Example: one rented rowhome
Step	Example
Rent: $1,400 a month	$16,800 a year
The bills: taxes, insurance, repairs, empty months and upkeep, about 45% of the rent	minus $7,560
What's left each year	$9,240
Worth it to a landlord who wants a 10% return ($9,240 divided by 0.10)	$92,400
Worth it to a landlord who wants an 8% return ($9,240 divided by 0.08)	$115,500
Minus $15,000 of repairs	$77,400 to $100,500

An empty, fixed-up house can sell for more to a family that will live in it. But in Philadelphia, getting a tenant out so you can sell that way is now much harder, as you'll see below.

When does selling them all to us make sense?

When your houses would sell with tenants in them anyway. Listing a rented house isn't free, so we can pay less than the list price and you still end up with the same money. Here's one rented Philadelphia house that would sell to another landlord for $150,000 through an agent:

Example: what listing one rented house costs you (made-up numbers)
Cost of listing	Amount
Sale price to another landlord	$150,000
Agent commission, 5% (commissions are negotiable)	minus $7,500
Your half of Philadelphia's 4.578% transfer tax (2.289%)	minus $3,434
Other settlement costs, about 1%	minus $1,500
What you end up with	$137,566 (about 91.7% of the price)

So if we pay about $137,600 for that house and cover all the closing costs, you end up with the same money, without the showings, the buyer's loan that might fall through, or the months of waiting. For four houses like it, that's about $550,300. Use this test on any offer for your rentals, including ours.

What happens to my tenants and their leases?

Nothing changes for them on closing day. Their leases keep going, and we become their landlord. In Pennsylvania, the law makes the new owner responsible for the same duties as the old one. In New Jersey, the security deposits and any interest go to the new owner within five days after the deed is delivered, and each tenant gets a letter by registered or certified mail.

Security deposits come to us at closing, and we hold them for your tenants from then on.
Section 8 tenants keep their vouchers. The housing authority has to approve moving the payment contract (the HAP contract) to us in writing, and we sign to take it over.
Rental licenses don't transfer in Philadelphia, so we apply for our own after closing.
Nobody gets pushed out. Your tenants keep every right their lease and the law give them.

Our guide to selling a house with tenants has more on notices, showings and deposits.

Do the rules change if my rentals are in Philadelphia, the suburbs and South Jersey?

Yes. Each property follows the rules where it sits, and we buy on both sides of the river. The biggest change is brand new: since November 1, 2026, Philadelphia landlords need a good reason to end any lease when it runs out, and selling to an investor isn't one of the reasons the law lists.

Sources: Philadelphia Bill No. 250330-AA, the PA Landlord and Tenant Act of 1951, and NJ Department of Community Affairs publications (links below)
Where the rental is	Can a lease end because you sell?	Deposits and paperwork
Philadelphia	Only for a buyer who will live there. The tenant has to get a copy of the signed agreement of sale, the buyer's signed promise to move in within 90 days and not rent it out, and at least 60 days' notice. A sale to an investor isn't a listed reason.	The new owner takes on the old owner's duties. The rental license doesn't transfer. Older rentals need a lead-safe or lead-free certificate before rent can be collected.
Delaware, Bucks and Montgomery counties, PA	The lease goes to the new owner and follows its own terms.	The new owner takes on the old owner's duties. Some towns license or inspect rentals, so check yours.
Camden, Burlington and Gloucester counties, NJ	Not because of a sale, except a building with 3 or fewer units sold to someone who will live there, with at least 2 months' notice.	Deposits move within 5 days after the deed, with a registered or certified letter to each tenant. The new owner files a landlord registration within 20 days.

Bottom line: in Philadelphia, emptying a rented house so a family can buy it now takes a buyer who'll move in, paperwork and at least two months. Selling to us with the tenants in place skips all of it. Our pages for Philadelphia, Delaware County, PA, Bucks County, PA, Montgomery County, PA and South Jersey cover the local rules.

Do my tenants need to know, and do you need to see every unit?

You decide when to tell your tenants. We do need to see the properties before closing, and we set up visits through you with proper notice, so nobody's caught off guard. Many landlords tell their tenants after the agreement is signed: the lease stays the same, rent goes to us after closing, and we hold their deposit.

What do I need to send you?

Just the addresses and the rents to start. We'll ask for the rest as we go. Here's everything we'll need before closing:

What to gather, and why we ask
Item	Why we ask
A rent roll: each address and unit, bedrooms, rent, lease end date and deposit	Shows the income and when leases end
Signed leases and any changes to them	These are the terms we take over
Rent records for the last 12 months	Shows who's paid up and who's behind
Security deposit records: amount, where it's held, any interest owed	So the deposits move correctly at closing
Section 8 details: the HAP contract, last inspection and the housing authority's name	The housing authority has to approve moving the contract to us
Philadelphia rental licenses, lead certificates and any open L&I notices	Licenses don't transfer, and open violations affect the price
Known repairs and recent big work (roof, heater, water heater)	Repairs lower the price, and recent work helps it
Mortgage, lien and tax payoff estimates, and whose name is on each deed	So our written offer shows what you walk away with

How does selling your rentals to Vivid work?

Send us the list. Text or call (267) 551-5554, or use the form on this page, with the addresses and rents.
We talk it through. We go over each property with you: the tenants, the rents, the condition and anything that's bugging you.
We visit. Visits are set up through you, with proper notice to your tenants.
You get our written offer. It shows what you walk away with after any mortgages, liens or back taxes are paid off.
The title company does its part. It checks every deed for mortgages, liens, water bills and taxes, and lines up the payoffs.
We take over the paperwork. Leases, deposit records and keys come to us, and voucher units get the housing authority's approval.
We close on the day you pick. We pay all the closing costs, including Pennsylvania transfer tax.

What about capital gains, depreciation and a 1031 exchange?

Taxes can change which way nets you the most, so talk to your CPA before you sign. Three things to ask about:

Depreciation. The depreciation you took over the years is usually taxed when you sell. The IRS taxes that part of the gain, called unrecaptured section 1250 gain, at up to 25%.
A 1031 exchange. It lets you roll the money into another investment property and put off the tax. You have 45 days after the sale to name the new property and 180 days to buy it (less if your tax return for that year is due first), and the exchange has to be set up before closing, usually through a qualified intermediary.
Several closing dates. If your properties close on different days as part of the same exchange, both deadlines start from the first closing, according to IRS Publication 544. You pick our closing day, so tell us your dates early.

What if a tenant is behind on rent, has a voucher, or a house has violations?

We still buy. Problems like these change the price, not whether we'll buy. Just tell us up front.

Common problems, and what they mean when you sell to us
Problem	When you sell to us	What to do now
Tenant behind on rent	We take over the lease as it is. The back rent is part of the price.	Keep a record of what's owed and share it with us.
Eviction already filed	The timing depends on the court case.	Tell us and your attorney before you sign.
Section 8 voucher	The payment contract moves to us once the housing authority approves it in writing.	Have the housing authority's name and the HAP contract handy.
Open L&I violations or no rental license	Those become our job, and they're part of the price.	Gather the notices. Our code violations guide explains them.
Back taxes, water bills or liens	They're paid off from the sale at closing.	See our guide to selling with liens or back taxes.
Long-time tenant paying far below the going rent	That lowers what the house brings until the lease ends.	Don't raise the rent just to sell. We price the lease as it is.
Empty unit that needs work	The repairs are part of the price.	Don't rush repairs just to sell.

What are my options besides selling everything?

Your options as a landlord
Option	Works well when	The catch
Keep them and hire a property manager	Rents cover the bills and you want the income without the calls	Management fees, and you still pay for repairs and empty months
Sell us the problem houses and keep the rest	A few houses cause most of the work	You're still a landlord for the others
List each one with an agent	Houses are empty and fixed up, or rents are at the going rate and the records are clean	Commission and transfer tax on each sale, showings, buyer loans that can fall through, months of waiting
Offer a house to its tenant	The tenant wants to buy and can get a mortgage	It depends on their loan, one house at a time
Sell some or all of them to Vivid	Houses are rented, need work, or you want out by a certain date	Usually less than empty, fixed-up houses could bring one at a time, but no commissions, repairs or showings, and your tenants stay

Inherited the rentals? Our guide to selling an inherited house covers probate first. Live far away? See selling from out of state.

Hear from landlords who sold to us

Jerril was a tired landlord in Germantown, and Greg was a tired landlord in Mayfair. Both sold to us. There are more stories on our reviews page.

“Communication was clear and timely throughout the entire process.”
Bernard H. · Google review

Ready to sell your rentals?

We're a local, family-owned company. We buy one rental or a whole portfolio, from a single rowhome to apartment buildings, in Philadelphia, the suburbs and South Jersey. Your tenants stay, and we take over the leases, Section 8 tenants and late payers included.

We pay all the closing costs, we charge no fees, and you pick the closing day. Call or text and you'll get a real local person. And if listing some of your rentals would net you more, we'll tell you.

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

Questions landlords ask us

Do you buy rental portfolios of any size?

Yes, any size. One rental or your whole portfolio, from a single rowhome to apartment buildings with 5 or more units, in Philadelphia; Delaware, Bucks and Montgomery counties, PA; and Camden, Burlington and Gloucester counties, NJ.

Do you buy duplexes and small apartment buildings?

Yes. We buy duplexes, triplexes, quads and apartment buildings with 5 or more units, with the tenants in place and in any condition.

Can I sell just some of my rentals?

Yes. Sell us one, a few or all of them. Plenty of landlords keep the easy ones and sell us the headaches.

Will I get less if I sell them all at once?

Compared with empty, fixed-up houses sold one at a time to families, usually yes. But if your houses are rented, the gap is smaller than most people think, because we pay all the closing costs and there's no commission. The example above shows how to compare.

Do I have to evict my tenants or wait for leases to end?

No. We buy with the tenants in place and take over the leases as they are.

Do you buy rentals with Section 8 tenants?

Yes. The housing authority has to approve moving the payment contract to us, so we get that started as soon as the agreement is signed.

Do you buy if my tenants are behind on rent?

Yes. Tell us what's owed and share the rent records. Back rent changes the price, not whether we'll buy.

Who pays the closing costs?

We do, on every property, and on Pennsylvania properties that includes the transfer tax. If you still owe anything, like a mortgage, it's paid off from the sale at closing.

Can I sell my rentals as part of a 1031 exchange?

Often, yes, if it's set up before closing. You have 45 days to name your next property and 180 days to buy it (less if your tax return is due first). You pick our closing day, so tell us your dates early, and check the details with your CPA.

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

We Buy Rental Properties and Portfolios of Any Size