Serving All of Allentown, PA — ZIPs 18101–18106 + all Lehigh County
Foreclosure? Inherited? Divorcing? Tired landlord? We buy in any situation.InterNACHI-certified inspector pricing — your contract price IS your closing price. No revisions, no lowballs. Allentown since 2010.
EspañolPennsylvania's third-largest city — and one of the most varied housing markets in the state. Center City rowhomes don't price like West End singles, and we know the difference.
Inspector promise
Contract price = closing price.
Mike walks the house. No revisions. No surprises.
Mike también habla español
Hablamos español — llámanos directo, no formulario
Mike, Owner
InterNACHI · 15 yrs Allentown
He IS the inspection — his offer is the price.
(484) 895-1352Skip the 6% commission. Skip the buyer's repair list. Skip 6 months on market. Se habla español.
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You can get a written cash offer within 24 hours and choose a closing date as fast as 7 days — or 5 days when there's a Lehigh County sheriff sale on the calendar. ABE Homes is owned by Mike, an InterNACHI Certified Professional Inspector who walks every Allentown property himself, so the number on the contract is the number at closing. There's no third-party inspector sent in afterward to "find issues" and cut the offer.
You pay zero commissions, zero closing costs, and make zero repairs — we buy as-is across all of Allentown (ZIPs 18101–18106), from Center City rowhomes to West End singles. If you owe back property taxes through the Lehigh County Tax Claim Bureau, those are paid off at closing from the sale proceeds.
Answered by Mike, InterNACHI — verified Pennsylvania cash home buyer since 2010
Verify: How it worksMike, Owner
Allentown cash buyer since 2010
Certified Home Inspector
InterNACHI Certified · Largest Inspector Body in N. America
InterNACHI is the International Association of Certified Home Inspectors — the largest non-profit home inspector body in North America.
Years Local
Lehigh Valley experience
5.0 Stars
Verified reviews
TIME-SENSITIVE
Lehigh County holds foreclosure sales monthly at the courthouse on Hamilton St. We close in 5–7 days — before the sale date — and pay off the lender from sale proceeds. See the Lehigh County foreclosure timeline →
Traditional cash buyers make an offer, then send a home inspector later to find reasons to pay you less. Mike IS the home inspector. His walkthrough IS the inspection. Your offer is fair from day one — no "revised" lowball later.
The bait and switch
Looks great! You accept and schedule closing...
Roof damage, HVAC concerns, foundation cracks...
Take it or start over with another buyer.
This "bait and switch" happens every day with traditional cash buyers.
InterNACHI Certified Home Inspector
InterNACHI is the International Association of Certified Home Inspectors — the largest non-profit home inspector body in North America.
Mike IS the home inspector. His walkthrough IS the inspection. No surprise reductions. The price you see is the price you get — that's the honest pricing he's built his reputation on.
Guaranteed in writing. No obligation.
So your offer is accurate from day one
Cracks, sloping floors, bowing walls
Missing shingles, sagging, water intrusion
Outdated panels, aluminum wiring
Corrosion, low pressure, water damage
Age, efficiency, functionality
Mold indicators, warped flooring
Termites, carpenter ants, wood rot
Energy loss, ventilation issues
Mike's InterNACHI certification means his valuation is accurate from day one — the contract price is the closing price. No surprise revisions after the walkthrough.
The structural difference
The other Lehigh Valley cash buyers are investors or wholesalers. None of them are InterNACHI-certified home inspectors. ABE is the only one. That's why our offer doesn't change between contract and closing.
See the before and after of actual properties we've purchased.
Full exterior renovation — siding, trim, porch, brick
8 days
Distressed exterior + dated interior
Every home has a story. Here's how we've helped families in Allentown, Bethlehem, and Easton move forward.
“Best experience ever. Although things didn't go exactly as planned, it was worth every penny. Mike made the process smooth and stress-free.”
Kashea R.
Allentown, PA•Verified Review
“Working with Mike was a great experience, especially as a first-time seller. He walked me through everything and made what could have been overwhelming feel manageable.”
Gabriel R.
Bethlehem, PA•Verified
“Mike responded the day after I called and had an offer to me within 48 hours. The turnaround was incredible. Highly recommend for anyone who needs to move fast.”
Boris V.
Easton, PA•Verified
“Very happy with Mike! He was upfront about everything and helped me understand exactly what to expect. No surprises, just honest communication throughout.”
Greta
Emmaus, PA•Verified
Verified 5-star reviews via TrustIndex.
Same owner, same dedication to quality service.
Proudly Serving
Allentown • Bethlehem • Easton • Emmaus • Whitehall • Catasauqua • Nazareth • Hellertown • Northampton • Quakertown • and all of Lehigh & Northampton Counties
See why homeowners choose our inspector-verified cash offer over months of traditional listing hassle.
ABE vs Traditional Sale
| Metric | ABE Cash Sale | Traditional Sale |
|---|---|---|
| Days to close | 7 | 45–60 |
| Agent commission | $0 | 6% of sale — comes out of your pocket |
| Repairs required | None | Buyer's inspection + repair list |
| Showings | One walkthrough w/ Mike | 12–25 |
| Bank approval | None | Required (with appraisal contingency) |
| What you see on the contract | = What you get at closing | Less: appraisal, inspection, commissions, closing costs |
Your specific offer will be priced to your block, condition, and ZIP. Mike walks the house once and the contract price is the closing price — no last-minute revisions. Facing foreclosure? · Inherited a property? · Tired landlord?
Skip the showing. Skip the repairs. Just cash.
Mike · Owner
Michael Sup
InterNACHI
PA Licensed Home Inspector
Other cash buyers guess at your home's value, then drop their price at closing when they find issues. Mike sees the real picture from day one—so his offer stays the same.
I started buying homes in Allentown in 2010 because I kept seeing families get lowballed after the third-party home inspection. Getting my InterNACHI certification was the obvious answer — it's the only way I could give a price I'd actually stand behind.
Mike's 5.0-star reputation spans both his inspection practice and ABE Homes — same person, same standard.
No obligation • Response within 24 hours
See why homeowners in your area are choosing guaranteed cash offers over months of uncertainty
Whatever your circumstances, we're here to help. No judgment, just solutions that work for you.
Property Conditions
Financial Situations
Life Events
Pennsylvania inheritance tax is owed by the heir, not the estate, and is due within 9 months of death (5% discount if paid in 3). Use this to estimate before talking to your estate attorney.
Pay PA tax within 3 months of death and receive a 5% discount.
Your inheritance tax rate
4.5%
PA inheritance tax owed
$9,675
Net proceeds after tax
$205,325
This estimate assumes the home is the only inherited asset. Real estate is taxed on the date-of-death fair market value. If you sell within a few months of inheriting, our cash offer typically equals the market value Pennsylvania uses to assess the tax.
Get a cash offer on the inherited Allentown propertyAllentown Selling Process
Practical answers to the city- and county-specific questions we get most often. We'll walk you through any of these on a call — no obligation.
Lehigh County Courthouse · Allentown
TAX & FEES
Allentown property tax is billed by the City Treasurer (435 Hamilton St). Bills mail in early March; full discount window closes April 30, face period runs May–June, then 10% penalty kicks in. If you're behind, the Lehigh County Tax Claim Bureau takes over collection in the second year — that's when you'd see Upset Sale notices.
CLOSING COSTS
Total tax rate
Pennsylvania charges 1% state, plus Allentown's 0.5% local (0.25% city + 0.25% School District). On a $215,000 sale, that's roughly $3,225 total — typically split 50/50 between buyer and seller per local custom. We pay our half; on cash deals we often cover both.
CITY OFFICES
Allentown's Bureau of Building Standards & Safety actively cites rental and vacant properties. If you have open citations or a 'Vacant Property' designation, you can sell as-is to us — we resolve the violations after closing using the sale proceeds. No need to fix anything first.
(610) 437-7592
TITLE & RECORDING
Deed transfers are recorded at the Lehigh County Recorder of Deeds. Recording is normally completed within 48 hours of closing. We handle title work and recording — you sign once and walk away with proceeds.
455 W Hamilton St, Allentown
PROBATE
An Allentown property in probate must clear the Lehigh County Register of Wills before it sells. Letters Testamentary typically issue 2–6 weeks after the petition. Once issued, the executor can sell without all heirs' signatures (in most cases). We coordinate directly with your probate attorney and close after Letters issue. Register of Wills: 455 W Hamilton St, 4th Floor, Allentown.
FREE HELP
If you're under pressure, explore these free options first. Selling to us is one option — we want you to know all of them.
— · —
These answers are specific to Allentown and Lehigh County, not generic PA guidance. Every Allentown sale we've handled flowed through these exact offices and processes.
Our Guarantee
We built our reputation on doing business the right way. Here is what you can expect when you contact us.
We hate spam too. Your phone number is safe with us — we will never sell it, share it, or use it to harass you. One conversation, at your pace.
Your situation stays between us. No 'Sold' signs posted, no neighbor gossip, no public marketing tied to your property. Discretion is standard — not an upgrade.
Take the offer or leave it. We are here to help, not to run countdown timers or call you five times a day. If the numbers don't work for you, no hard feelings.
What we offer is what you get. We pay all closing costs, title fees, and transfer taxes — both sides. The number we put in writing is the number that hits your account.
The Inspector Difference
Other cash buyers offer high to lock you in, then send a third-party home inspector to find ‘issues’ and lower the price at closing. Mike IS the InterNACHI Certified Home Inspector. His walkthrough IS the inspection. The first price is the closing price.
See how Mike's walkthrough works →Lehigh County Timeline
We work within the actual legal timelines of your county and the PA courts — not generic national playbooks.
Day 1–30
Lender flags the loan delinquent. Late fees + reporting to credit bureaus begin. Best window to call us.
Day 30–60
Lender must send a 30-day intent-to-foreclose notice. PA HEMAP application window opens here.
Month 3–4
Lender files foreclosure complaint at county courthouse. You have 20 days to respond. We can still close before sale date.
Month 5–6
Court enters default judgment. Sheriff schedules the sale (usually 30–60 days out). Last window to sell.
YOUR COUNTY COURTHOUSE
455 W Hamilton St, Allentown PA 18101
(610) 782-3175
Population
125,845
3rd-largest in PA · 2020 Census
Hispanic %
54.2%
BILINGUAL OFFERS + CLOSINGS
2020 Census
Median Home Value
$215K
Lehigh County (2024)
Avg Close Time
7 days
From signed contract
Closing Costs to You
$0
We cover transfer tax + recording fees
Probate + Code Violations
Yes
We coordinate Letters Testamentary; pay code citations at closing
Sources: US Census 2020 · Lehigh County · ABE operations
8 min read · Allentown Market Analysis
By Mike·InterNACHI Certified Inspector·Updated
Allentown isn't one market — its neighborhoods price differently, and we price each one accurately.
125,845
2020 Population
3rd
Largest in PA
54.2%
Hispanic · Census
$215K
Median home value
Center City rowhomes don't price like West End singles — and we know the difference.
Allentown's housing market is one of the most varied in Pennsylvania. Center City and Old Allentown are dense rowhome neighborhoods with stock dating to the late 1800s — many with original knob-and-tube wiring, slate roofs, and asbestos siding that scares off less-experienced buyers. The West End has more single-family stock from the 1920s–1950s, generally in better condition. Trexlertown and Cedarbrook on the western edge are newer subdivisions in the Parkland School District. The South Side's mix of working-class rowhomes is heavily Hispanic — roughly 60% of Allentown is Hispanic, predominantly Puerto Rican and Dominican families. We provide bilingual offers and contracts at no extra cost. Distress patterns we see most often in Allentown: tax delinquency moving toward Lehigh County Upset Sale, inherited estates from longtime Bethlehem Steel and Mack Truck families, and tired landlords exiting the rental business. As a certified InterNACHI inspector, Mike prices each property accurately to its specific neighborhood and condition — Center City rowhomes don't comp like West End singles, and we don't pretend otherwise.
Cash home buyers serving 45+ cities across 6 Pennsylvania counties in the Lehigh Valley and beyond.
Allentown HQ
Mike
Your Local Buyer
Swipe to see all counties →
Lehigh County
Northampton County
Carbon County
Montgomery County
Bucks County
We buy houses in Allentown, Bethlehem, Easton, Emmaus, Nazareth, Reading, Quakertown and 38+ more cities across the Lehigh Valley.
No obligation • 24-hour response • We buy houses in any condition
ABE Homes Headquarters: 1275 Glenlivet Dr Suite 100-03, Allentown, PA 18106
Serving a 20-mile radius • Lehigh County • Northampton County • Berks County • Bucks County • Montgomery County • Carbon County
Lehigh County Reference
We work directly with these offices on Allentown closings. Bookmark this — you may need it.
Time-sensitive
Lehigh County Sheriff's Office
Courthouse, Room 253 — 455 W Hamilton St, Allentown PA 18101
(610) 782-3175The Sheriff's Office holds real-estate sales for foreclosure debt collection. Sale dates are scheduled by the court; we routinely close before sale dates to pay off the lender from sale proceeds.
Lehigh County · Official Reference
Process
Lehigh County Fiscal Office (current taxes) / Elite Revenue Solutions (delinquent)
Government Center, Room 119 (current) / Room 120 (delinquent) — 17 South Seventh St, Allentown PA 18101
(610) 782-3112 current · (610) 782-3119 delinquentReal estate tax bills mail at the end of March each year. Delinquent collection is handled by Elite Revenue Solutions as agent for the Tax Claim Bureau. Properties advance to Upset Sale, then Judicial Sale if unsold.
Lehigh County · Official Reference
Free Local Help
Selling to us is one option. These local resources can also help — call them first if you're in distress and want to explore alternatives.
Mortgage Assistance
State-run program offering loans to PA homeowners facing foreclosure due to financial hardship beyond their control. Worth a call before deciding to sell.
Legal Aid
Free civil legal aid for low-income Lehigh County residents facing foreclosure, eviction, or other housing crises. Spanish-speaking attorneys available.
Code Enforcement
Code enforcement and building permits. If your property has active citations, payoff is handled at our closing.
Frequently Asked Questions
Allentown-specific. PA-law accurate. Updated for 2026.
We also help with
Situations overlap — foreclosures on inherited estates, divorces with rental property, vacant houses heading to Upset Sale. We cover all of it.
Stop the sheriff sale before it lists
See optionsSell once Letters Testamentary issue
See optionsEquitable distribution + clean cash split
See optionsSell with tenants in place — no eviction
See optionsStop the carrying-cost bleed
See optionsAllentown is the only city in Pennsylvania where more than half the population is Hispanic — 54.2% per the 2020 U.S. Census, the fastest-growing Latino market in eastern PA. The housing stock reflects 150 years of layered history: Center City rowhomes built between 1890 and 1930, West End singles from the 1940s-60s, and newer infill around Lehigh Parkway. Each ZIP code prices differently, and a cash buyer who doesn't know that will hand you a number that's either too low to be fair or too high to actually close at. Mike has walked Allentown properties since 2010. He's an InterNACHI-certified inspector. The offer he writes is the price you'll receive.
Pennsylvania is a judicial foreclosure state. After your lender files, you'll typically receive an Act 91 notice giving you 30 days before the formal complaint, then a process that runs 4-7 months until the sheriff sale. If you're inside that window, you may also qualify for HEMAP — the Pennsylvania Housing Finance Agency's Homeowners' Emergency Mortgage Assistance Program — which can pause the timeline. We'll tell you about HEMAP first, even if it means you don't sell to us. If you decide the sale is the right move, we can typically close before the scheduled sheriff sale date and settle the lender directly.
Pennsylvania probate runs through the Register of Wills in each county and typically takes 6-12 months to fully close. If you're an out-of-state heir, you don't have to wait for full probate clearance to begin the sale — we coordinate with your estate attorney. We buy houses with belongings still inside; no cleanout required. Be aware that Pennsylvania inheritance tax applies before the estate closes: 0% for a surviving spouse, 4.5% for lineal descendants (children, grandchildren), 12% for siblings, 15% for other beneficiaries.
Pennsylvania is an equitable-distribution state, not a 50/50 community-property state. That means a court divides marital assets based on what's fair, not necessarily equal. When a judge orders a marital home sold for distribution, both parties need a fast, neutral, transparent closing. We provide a written offer with no contingencies and no last-minute revisions. Your divorce attorney handles the disbursement at settlement; we close on the date the court requires.
Selling an occupied rental with non-paying tenants is one of the harder situations in Pennsylvania real estate. PA's notice periods are 10 days for nonpayment of rent and 15-30 days for other lease breaches before a landlord can file for eviction in district court. We buy tenant-occupied rentals as-is — including units with active eviction filings or unpaid back-rent — and handle the tenant-relations side after closing. You walk away clean.
Empty homes in the Lehigh Valley draw attention fast: Allentown's Bureau of Building & Housing Inspections, Bethlehem's Bureau of Inspections, and Easton's Bureau of Codes & Inspections all act on neighbor complaints. Code violations turn into municipal liens that travel with the title. We close on vacant properties — including ones with open code citations — and resolve the liens at settlement so they don't follow you.
Most cash-buyer companies in the Lehigh Valley work the same way: a salesperson writes a high offer to win the contract, then a third-party inspector visits the property and 'finds issues' that justify dropping the offer by $15,000-$40,000 at the closing table. It's called the lowball trap, and it's the single most common complaint we hear when sellers call us after walking away from a competitor. Mike is InterNACHI-certified (Cert, since 2010), which means he is the inspector. His walkthrough is the inspection. The number he writes on the offer is the number you receive at closing — no third party, no surprises, no chopping the price after you've signed. That's not a marketing line, it's a structural difference in how an inspector-owned cash buyer operates.
Allentown's population is 54.2% Hispanic per the 2020 U.S. Census. The broader Lehigh Valley has the fastest-growing Hispanic homeowner population in eastern Pennsylvania. Despite that, no other Lehigh Valley cash-buyer company offers genuine Spanish service. We do — Mike handles calls, contract walk-throughs, attorney coordination, and the closing itself in Spanish. Not Google Translate, not a translator on a phone, not just a translated brochure. The contract terms a Spanish-speaking seller signs at the table are the same terms explained in Spanish during the offer conversation a week earlier.
| Fact | Value | Public source |
|---|---|---|
| Allentown population (Hispanic) | 54.2% | U.S. Census 2020 |
| Median home value (Allentown) | ~$185K | Census ACS 5-year |
| Code enforcement | Bureau of Building & Housing Inspections | City of Allentown |
| Sheriff sales | Lehigh County Courthouse, 2nd Friday monthly | Lehigh County Sheriff |
| Realty transfer tax (state + local) | 2% (1% state + 0.5% Allentown + 0.5% school) | PA Dept of Revenue + City code |
| Probate court | Lehigh County Register of Wills | Lehigh County government |
ABE Homes is a cash home buyer based in Allentown, PA serving homeowners in Allentown and across the Lehigh Valley. Mike, owner, is an InterNACHI Certified Professional Inspector and handles bilingual closings in English and Spanish.
Verifiable at: InterNACHI registry, file.dos.pa.gov (PA Department of State), BBB Lehigh Valley.
Ready When You Are
Whether you're ready to sell today or just exploring your options, we're here to help. Get a free, no-obligation cash offer and decide on your own timeline.
What you get with ABE Homes:
Mike was straightforward from the start. No pressure, just a fair offer. We closed on our timeline and it was exactly what we needed.
Sarah T., Bethlehem
Talk to Mike
Owner & Certified Inspector
(484) 895-1352
Offers typically within 24-48 hours
