Founded Christmas Eve 1741 — and the only Lehigh Valley city that straddles two counties. Whether your property is South Side (Northampton) or West Side (Lehigh), we've handled both.
Sell your Bethlehem home fast for cash. Get a fair offer in 24 hours and close in as little as 7 days. No repairs, no fees, no hassle.
🇪🇸 Compramos casas en Bethlehem — Se habla español
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.
Other Cash Buyers
The bait and switch
1
Initial Offer
Strong number up front
Looks great! You accept and schedule closing...
2
Third-Party Home Inspector Arrives
"Issues Found"
Roof damage, HVAC concerns, foundation cracks...
3
"Revised" Offer
Original offerCut after walkthrough
Take it or start over with another buyer.
Their offer just dropped — and you signed the contract a week ago.
This "bait and switch" happens every day with traditional cash buyers.
With Mike
InterNACHI Certified Home Inspector
InterNACHI is the International Association of Certified Home Inspectors — the largest non-profit home inspector body in North America.
The contract price is the closing price.
Final price. Guaranteed.
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.
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 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.
Real Transformations
We Buy Houses in Any Condition
See the before and after of actual properties we've purchased.
Verified Purchase
Renovated Potential
Distressed Condition
Allentown, PA — rowhome at 603
Full exterior renovation — siding, trim, porch, brick
Days to Close
8 days
Condition
Distressed exterior + dated interior
These are actual PA properties we purchased
The Numbers Don't Lie
Traditional Sale vs. The Fair Offer
See why homeowners choose our inspector-verified cash offer over months of traditional listing hassle.
“Best experience ever. Although things didn't go exactly as planned, it was worth every penny. Mike made the process smooth and stress-free.”
Closed in 7 days• Avoided foreclosure
KR
Kashea R.
Allentown, PA•Verified Review
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Inherited Property
“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.”
Estate sale completed
GR
Gabriel R.
Bethlehem, PA•Verified
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Foreclosure
“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.”
48-hour offer• Fast closing
BV
Boris V.
Easton, PA•Verified
“
Home Sale
“Very happy with Mike! He was upfront about everything and helped me understand exactly what to expect. No surprises, just honest communication throughout.”
G
Greta
Emmaus, PA•Verified
Swipe for more
“
Inherited Property
“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.”
Estate sale completed
GR
Gabriel R.
Bethlehem, PA•Verified
“
Foreclosure
“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.”
48-hour offer• Fast closing
BV
Boris V.
Easton, PA•Verified
“
Home Sale
“Very happy with Mike! He was upfront about everything and helped me understand exactly what to expect. No surprises, just honest communication throughout.”
G
Greta
Emmaus, PA•Verified
5.0
Reviews on
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
Know the Market
Selling a House in Bethlehem: What to Expect
InterNACHI Certified Inspector
Mike on a Bethlehem property walkthrough
Bethlehem's housing stock spans three centuries. The South Side — bordering Lehigh University and the old Bethlehem Steel site — is dense rowhome territory, with stock from the Steel-era 1900s and earlier. These are the homes we buy most often: tired student rentals, estates from longtime steel-industry families, and landlords leaving the rental business. North Side Bethlehem is more single-family from the 1940s–1970s, plus the historic district near Moravian College. West Bethlehem (technically in Lehigh County) and the surrounding townships — Hanover, Bethlehem Township, Fountain Hill — round out our regular footprint. Bethlehem's distress patterns lean toward inherited probate estates and divorce-driven sales, especially in mid-century North Side neighborhoods. PA judicial foreclosure runs ~6 months from first missed payment to Northampton County sheriff sale at the Easton courthouse; we routinely close before that date. Mike's InterNACHI certification matters here because Bethlehem properties have wide condition variance — a 1905 South Side rowhome and a 1995 North Side colonial need different pricing models, and we price each accurately rather than applying one formula across the city.
Bethlehem's housing stock spans Steel-era rowhomes to mid-century ranches and modern builds. Our InterNACHI inspector credential means we evaluate accurately across all property types — old and new — without padding repair costs to lowball you.
— Mike
Owner · We Buy ABE · InterNACHI Certified Inspector
“
One city, two counties — and we know how each side prices.
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.
Each Bethlehem neighborhood has its own housing-stock era, character, and distress pattern. We price every property to its specific sub-market — not a city-wide average.
01
South Side (Northampton County)
Dense Steel-era rowhome territory bordering Lehigh University and the old Bethlehem Steel site (now SteelStacks/ArtsQuest). Named historic district under the National Register. Polk, Carlton, and East Fourth Streets are the typical worker-rowhome blocks. Highest Hispanic share in the city — bilingual offers especially relevant.
What we see most often
Tired student-rental landlords (Lehigh University area) and estate sales from third-generation Bethlehem Steel families are the two most common scenarios we see. Heavy code-violation activity from the city's rental inspection program.
02
Central Bethlehem (Historic District)
1741 Moravian founding district north of the Lehigh River. Hotel Bethlehem (originally a 2-room log house where settlers worshipped Christmas Eve 1741), Sun Inn, God's Acre cemetery. Listed on the National Register of Historic Places.
What we see most often
Probate estates from longtime Moravian-descent families. Older single-family stock with original mechanicals and structural quirks that less-experienced buyers underprice.
03
North Side (Northampton County)
Mid-century ranches, splits, and singles built during the Bethlehem Steel boom (1940s–70s). Borders extend up Route 191 / Linden Ave to Oakland Road. The North Side is more cultural division than strict boundary.
What we see most often
Divorce-driven sales and aging-in-place transitions are most common here. Newer pockets near Macada Road see relocation sales.
04
West Bethlehem (Lehigh County)
Technically in Lehigh County — recordings happen at the Lehigh County Courthouse in Allentown rather than Northampton County in Easton. Moravian College area. Mix of older singles, twins, and 1950s ranches.
What we see most often
Estate sales from longtime Moravian College / Lehigh Valley Hospital faculty and staff families.
05
Bethlehem Township & Hanover Township
Suburban townships surrounding the city — Bethlehem Township (Northampton County) and Hanover Township (split between Lehigh and Northampton). Mix of post-1970 singles and newer subdivisions. Bethlehem Area School District and Northampton Area District attendance areas.
What we see most often
Relocation and divorce-driven sales dominate; less distress, more lifestyle transition.
The Bethlehem Difference
Why Bethlehem Homeowners Choose Us
We're not a national franchise — we're local Lehigh Valley investors who've been buying homes since 2010.
Other Buyers
They Guess.
ABE Home Buyers
We Know.
Certified Home Inspector
Mike is an InterNACHI certified inspector. We don't guess at repair costs — we know exactly what your home needs.
Local Family Business
We live and work in Bethlehem. We know the neighborhoods, the market, and we treat every seller like a neighbor.
Fair Market Offers
Our offers are based on real Bethlehem comps and accurate repair estimates. No lowballing, no surprises at closing.
We Help Bethlehem Homeowners In Any Situation
No matter what's going on in your life, we can help you sell quickly and move forward.
These are the most common scenarios we encounter in Bethlehem. If yours sounds familiar, we've handled it before.
01
Estate sales from former Bethlehem Steel families
Bethlehem Steel was the city's defining employer for over a century before its 2003 bankruptcy. Charles M. Schwab founded it; Eugene Grace and Archibald Johnston ran it. Third-generation heirs of plant workers and management are now selling mid-century North Side homes and South Side worker rowhomes.
02
South Side student-rental landlord exits
Investors who bought South Side rowhomes for Lehigh University rental income are aging out. Many have heavy deferred maintenance, code-violation history, and tenant complications. We buy with tenants in place under PA landlord-tenant law.
03
Probate properties straddling two counties
Bethlehem inheritances are unusually complex because the city straddles Lehigh and Northampton counties. Letters Testamentary for North/Center/East/South Side properties come from Northampton County (Easton); West Bethlehem properties come from Lehigh County (Allentown). We've handled both.
04
Bilingual sellers underserved on South Side
South Side Bethlehem has the highest Hispanic concentration in the city. Many sellers report being lowballed or ghosted by buyers who didn't communicate clearly in Spanish. Bilingual offers and contracts are standard for us.
How fast can I sell my house in Bethlehem, PA — and is the cash offer the price I actually get?
Most Bethlehem homeowners get a written cash offer within 24 hours and pick a closing date as fast as 7 days. ABE Homes is owned by Mike, an InterNACHI Certified Professional Inspector who walks every property himself — so the number on the contract is the number at closing. No third-party inspector is sent in afterward to "find issues" and cut the price.
You pay zero commissions, zero closing costs, and make zero repairs — ABE buys Bethlehem houses as-is, including inherited, tenant-occupied, code-cited, and pre-foreclosure homes. Any back taxes and municipal liens are settled out of the closing proceeds, not your pocket.
Answered by Mike, InterNACHI — verified Pennsylvania cash home buyer since 2010
What you'll actually take home after PA inheritance tax
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.
Practical answers to the city- and county-specific questions we get most often. Bethlehem is the only Lehigh Valley city that straddles two counties — your property line matters.
Bethlehem Municipal Complex · city offices
TWO COUNTIES
Bethlehem straddles Lehigh + Northampton
Center City, East, South, and North Side Bethlehem are in Northampton County. West Bethlehem is technically in Lehigh County. This matters because deed recordings, probate processes, and sheriff sales go to different county offices. We've handled both.
Pennsylvania charges 1% state, plus Bethlehem's 1% local (0.5% city + 0.5% Bethlehem Area School District). On a $235,000 sale, that's roughly $4,700 total — typically split 50/50 between buyer and seller per local custom. We pay our half; on cash deals we often cover both.
Bethlehem's Department of Community & Economic Development actively cites South Side rentals and vacant properties through its rental inspection program. If you have open citations, you can sell as-is to us — we resolve violations after closing using sale proceeds. No need to fix anything first.
Deed transfers for Bethlehem (Northampton side) are recorded at the Northampton County Recorder of Deeds at the courthouse in Easton — same building as the Sheriff and Tax Claim Bureau. West Bethlehem deeds go through Lehigh County in Allentown. Recording typically completes within 48 hours of closing.
A Bethlehem property in probate must clear the Northampton County Register of Wills (or Lehigh for West Bethlehem) 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.
These answers are specific to Bethlehem and the dual Northampton + Lehigh county structure, not generic PA guidance. Every Bethlehem sale we've handled flowed through these exact offices and processes.
Our Guarantee
The No-Nonsense Promise
We built our reputation on doing business the right way. Here is what you can expect when you contact us.
01
We won't sell your number
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.
02
We won't post a “Sold” sign
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.
03
We won't run a countdown timer on you
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.
04
We won't charge you a single fee
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
We won't lower your price at closing
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.
Most of Bethlehem (Center City, East, South, North) is in Northampton County, so sheriff sales for foreclosure are recorded in Easton, not Allentown. West Bethlehem properties go through Lehigh County Sheriff at 455 W Hamilton St, Allentown.
Northampton County (with Lehigh County for West Bethlehem) · Official Reference
Process
Tax Claim Bureau
Northampton County Revenue / Tax Claim Bureau
Northampton County Government Center — 669 Washington St, Easton PA 18042
Delinquent real-estate taxes for Bethlehem (Northampton side) advance through Upset Sale, then Judicial Sale, then Repository. We pay back taxes at closing from sale proceeds. West Bethlehem (Lehigh side) goes through Elite Revenue Solutions in Allentown.
Northampton County (with Lehigh County for West Bethlehem) · Official Reference
Probate
Register of Wills (Probate)
Northampton County Register of Wills
Northampton County Courthouse — 669 Washington St, Easton PA 18042
Probate Letters Testamentary for inherited Bethlehem properties (Northampton side) are issued here. Once issued, the executor can usually sell without all heirs' signatures.
Northampton County (with Lehigh County for West Bethlehem) · Official Reference
Free Local Help
Free Help for Bethlehem Sellers
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
PA HEMAP — Homeowner Emergency Mortgage Assistance Program
State-run program offering loans to PA homeowners facing foreclosure. Worth a call before deciding to sell.
Free civil legal aid for low-income Northampton County residents facing foreclosure, eviction, or other housing crises. Spanish-speaking attorneys available.
No fees • No obligations • Response within 48 hours
Compramos Casas en Bethlehem
Entendemos que más del 29 de los residentes de Bethlehem son hispanos. Estamos orgullosos de servir a la comunidad de habla hispana con el mismo servicio profesional y respetuoso.
Oferta justa en 24 horas - Cierre en 7 días - Sin reparaciones - Sin comisiones
LIVE · Bethlehem At a Glance
What matters when you need to sell fast
Population
75,781
5th-largest in PA · 2020 Census
Hispanic %
29.2%
BILINGUAL OFFERS + CLOSINGS
2020 Census
Median Home Value
$235K
Northampton + Lehigh (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 · Northampton County · ABE operations
Frequently Asked Questions
Common questions from Bethlehem homeowners about selling to us.
Bethlehem-specific. PA-law accurate. Updated for 2026.
“
Do you buy houses on the South Side near Lehigh University?
Yes — South Side Bethlehem rowhomes (Polk, Carlton, East Fourth) are some of the homes we buy most often. Many are tired student rentals with deferred maintenance, or estates from longtime residents. We've bought from landlords leaving the rental business and from heirs whose parents worked at Bethlehem Steel.
“
How fast can you close on a Bethlehem house?
Standard close is 7 days from signed contract. We've gone as fast as 5 days when sellers had urgent timelines — court-ordered sales, out-of-state moves, or foreclosure pressure. Northampton County recordings happen at the courthouse in Easton; Lehigh County (West Bethlehem) goes through Allentown.
“
We inherited a property in North Bethlehem. What happens with PA probate?
Pennsylvania probate runs 6–12 months in Northampton County. The good news: the executor (named in the will, or appointed if no will) can usually sell the property without all heirs' signatures, as long as the will permits or the court approves. We can talk directly with your probate attorney and close once Letters Testamentary are issued. PA inheritance tax: 0% to surviving spouse; 4.5% to direct descendants (children, grandchildren) and parents; 12% to siblings; 15% to other heirs. Tax settled at closing from sale proceeds — heirs don't write a check up front.
“
Do you buy Bethlehem Township properties or only the city?
Both. We buy in Bethlehem city, Bethlehem Township, Hanover Township (both Lehigh and Northampton sides), Fountain Hill, and Freemansburg. The municipal boundary doesn't change anything for us — we're paying cash, you don't pay agent commission either way.
“
Will you make a fair offer on a fixer-upper?
Yes. Bethlehem has stretches of older Steel-era rowhomes with significant deferred maintenance — original windows, knob-and-tube, failing roofs, basement moisture. As a certified inspector, Mike doesn't 'pad' repair costs to lowball you. We give you the number we'd want to see if we were on your side.
“
What's the quickest way to sell my Bethlehem house?
An inspector-owned cash offer is the fastest legitimate path — typically 7 days from signed contract, sometimes 5 if you have a sheriff-sale deadline or court-ordered timeline. There's no faster route that still gets you fair value: iBuyers (Opendoor, Offerpad) used to pull out of PA markets, MLS listings take 30-60+ days plus repairs, and short sales need lender approval (months). The trade-off: a cash offer is typically 80-90% of retail. If you don't need speed and have the time/money for repairs, the MLS will get more. If you need certainty in days, cash is the fastest route.
“
Are 'we buy houses' companies legitimate? How do I know ABE isn't a scam?
Fair question — most sellers ask it. Three things to verify any cash buyer: (1) Real business filing — ABE is registered in PA; verify at https://file.dos.pa.gov/. (2) Real local address — 1275 Glenlivet Dr Suite 100-03, Allentown PA 18106 (not a P.O. box). (3) Real reviews + real owner — Mike is an InterNACHI-certified home inspector (Cert, verifiable at https://www.nachi.org/). Many 'we buy houses' operators are wholesale flippers without real money — they get a contract, then shop it to actual investors and renegotiate down. ABE has the cash; the contract price is the closing price.
“
Is it better to sell my Bethlehem house as-is or fix it up first?
Depends entirely on (a) what's wrong and (b) how much time you have. Cosmetic fixes (paint, fixtures, landscaping, deep cleaning) usually return 1.5-2× on the MLS. Structural fixes (roof, foundation, electrical service upgrade) rarely return more than 0.7× and tie up months of your time. For an inspector-owned cash buyer like ABE, we explicitly price the property in its current condition — you don't recoup repair costs by fixing first. So if you need cash + speed: sell as-is. If you have 60+ days, the budget, and the patience to manage contractors: cosmetic-only fixes + MLS is usually better. We'll tell you which we'd recommend after the walkthrough — even if the answer is 'list it with an agent.'
“
Can my mom sell me her house for $1?
Legally yes, but the IRS treats the gap between $1 and fair market value as a gift — which can trigger gift-tax reporting and affect Medicaid eligibility and the home's cost basis for capital gains. Talk to a PA attorney or CPA first. If the real goal is a fast, clean exit, a fair cash sale is usually simpler than a $1 transfer.
“
Is it better to sell a Bethlehem house as-is or fix it up?
It depends on your time and cash. Bethlehem's older South Side and Northampton-County stock often needs repairs conventional buyers can't finance, so listing can mean weeks of work plus 5–6% commission. Selling as-is to an inspector-owned cash buyer skips repairs entirely — Mike prices the actual condition once and the contract price is the closing price.
We also help with
Selling a Bethlehem home in any of these situations? We cover all five.
Situations overlap — foreclosures on inherited estates, divorces with rental property, vacant houses heading to Upset Sale. We cover all of it.
Bethlehem sits across two counties — Lehigh and Northampton — which means sellers face two different sheriff's offices, two different probate registers, and two different code-enforcement bureaus depending on which side of the river the property is on. Historic South Bethlehem and the Northside near Moravian have aging housing stock with infrastructure quirks an out-of-area buyer won't catch. Mike is an InterNACHI-certified inspector based in the Lehigh Valley — he walks the property himself, names the actual condition issues, and writes one number. That number doesn't change between contract and closing.
Facing foreclosure or a sheriff sale
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.
Inherited a property and stuck in probate
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.
Court-ordered sale during divorce
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.
Burned-out landlord with problem tenants
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.
Vacant property accruing carrying costs
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.
Why an inspector-owned cash buyer is different
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.
Native Spanish service — closings, contracts, attorneys
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.
I'm 60 days out from a sheriff sale on my Allentown house and I live out of state — can you actually close before the sale date?+
Yes. We've closed inside 30-day windows when the seller engages us early in the Act 91 period. The hard constraint is title work, not the cash side. Bring us the loan number and the case docket as soon as you can — we coordinate directly with your lender's loss mitigation department and the Lehigh County Sheriff's Office. If we can't beat your specific sale date, we'll tell you in the first call, not after you sign.
My mother passed in Bethlehem and the house is full of her belongings — do I have to clean it out before you'll make an offer?+
No. Take what you want to keep. Leave the rest. We buy the property in the condition it sits and handle disposal after closing. That's true for everything from family heirlooms you can't bring yourself to throw away to a hoarder situation. We've walked through both. Mike's inspector training means the condition doesn't surprise him — it just changes the offer math, which we'll explain to you in detail before you sign.
Why is your offer typically lower than the Zestimate?+
Zillow's algorithm doesn't account for repair condition, current code-enforcement status, the cost of carrying the property through a traditional listing (taxes, utilities, insurance, lawn care for 3-6 months), or the 6% commission a traditional sale would have cost you. When you compare our offer to what you'd actually net from a retail listing after all those costs, the numbers are usually closer than the Zestimate makes them look. We'll walk through the math on the call.
We're divorcing and the court ordered the house sold — how do you handle the dual-attorney situation?+
Cleanly. Both attorneys receive the same written offer at the same time. We don't communicate separately with either spouse outside of factual property questions. The closing proceeds go directly to the disbursement account your attorneys designate. We've closed dozens of court-ordered divorce sales in Lehigh and Northampton counties without conflict.
Hablo español — ¿puedo hacer todo el proceso en español?+
Sí. Mike habla español. La llamada inicial, el contrato, las conversaciones con el abogado de cierre, y la firma final — todo en español si es lo que prefieres. Somos la única empresa de compra de casas en efectivo en el Lehigh Valley que ofrece servicio nativo en español, no traducción automática.
About ABE Homes
ABE Homes is a cash home buyer based in Allentown, PA serving homeowners in Bethlehem and across the Lehigh Valley. Mike, owner, is an InterNACHI Certified Professional Inspector and handles bilingual closings in English and Spanish.
Cash offer in
24 hours from initial contact
Closing time
7 days from signed contract
Services
As-is purchases · No fees · No commissions · No repairs
Certified inspector
InterNACHI Certified Professional Inspector
Languages
Native English and Spanish (bilingual closings)
Address
1275 Glenlivet Dr Suite 100-03, Allentown PA 18106
Phone
(484) 895-1352
Verifiable at: InterNACHI registry, file.dos.pa.gov (PA Department of State), BBB Lehigh Valley.
We Buy Houses Bethlehem PA · Inspector-Owned Cash Buyer | ABE Homes
