You don't have to clean outa single room.
Decades of accumulation, blocked rooms, a family member's lifetime of belongings. Leave all of it. Mike walks the house as it stands, prices the structure underneath, and our crews handle cleanout after closing.
Not a national franchise. Mike walks every property himself — including the ones other buyers refuse. The contract price is the closing price.
InterNACHI
Inspector-owned buyer
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"I've walked houses where the hallway was a shoulder-width path. My home-inspector training means I'm reading the roofline, the joists, and the systems — not the stuff. The house underneath is what I'm pricing."
— Mike, owner & certified home inspector
You probably think your house is too far gone. It isn't.
Most people who call us about a hoarder house apologize before they say the address. They've put off the call for months — sometimes years — because they're bracing for a stranger's reaction to the way the house looks. If that's you: you don't have to explain anything, and nobody is going to flinch.
Often it isn't even your accumulation. It's a parent's house after probate, a sibling's home, a rental a tenant left buried. Either way, the same trap catches everyone: "I should clean it up before I can sell it." So the house sits, the taxes and insurance keep billing, and the cleanout never starts because it's genuinely overwhelming.
Here's the reframe: the contents have almost nothing to do with what the property is worth. Lot, structure, roof, systems, neighborhood — that's the value. A fair as-is offer prices the house underneath the accumulation. As-is doesn't mean lowball; it means the cleanout cost is accounted for honestly, once, in writing — instead of being used as a surprise deduction later.
What a hoarder house actually means for a sale
Before you commit to a listing — or to months of cleanout — here's what the traditional route really involves, so you can compare options with open eyes.
Traditional buyers can't see past the contents
Retail buyers make emotional decisions in the first minutes of a showing. A packed house doesn't show — most agents will tell you it can't be listed effectively until it's emptied, deep-cleaned, and often repainted. That's the labor you've been dreading, as the price of entry.
Appraisers and lenders need access and habitability
A mortgage appraisal requires the appraiser to move through the home and confirm it's safe and sound. Blocked rooms, non-functioning kitchens or baths, or evidence of infestation can sink financing — which knocks out most of the buyer pool before price is even discussed.
Cleanout is a real project, not a weekend
Depending on depth, a cleanout runs from a single dumpster and a long weekend, to multi-dumpster crew work over weeks, to specialty crews when there's animal waste or other biohazards. It's physically hard and emotionally harder when the belongings were a loved one's — many families stall out halfway.
PA disclosure law still applies — and that's fine
Pennsylvania's Seller Disclosure Law (68 Pa.C.S. § 7301 and following) requires disclosing known material defects, like roof leaks or plumbing problems, even in an as-is sale. With a cash buyer who has already walked the house and priced the condition, disclosure stops being scary — there's nothing left to discover that changes the number.
Carrying costs run while the house sits
Property taxes, insurance (which rises or gets non-renewed on vacant or poorly maintained homes), utilities to keep pipes from freezing, and code-citation risk if the exterior slips. The 'wait until I clean it out' plan usually costs more than any imagined price difference.
The estate overlap is common
Many Lehigh Valley hoarder houses are inherited. If you're an executor, you can usually sell after Letters Testamentary issue — without emptying the house first and without every heir hauling boxes. Our inherited-property page covers the probate mechanics.
The owner who walks your property IS the certified home inspector
ABE is the only inspector-owned cash buyer in the Lehigh Valley. Mike is a certified home inspector through InterNACHI — the International Association of Certified Home Inspectors, the largest non-profit home inspector body in North America. That matters more in a hoarder house than almost anywhere else: he's trained to evaluate the structure, roof, electrical, and plumbing even when he can't see every square foot of floor.
Here's why that protects you. The classic cash-buyer move on a packed house is to offer a number, get it under contract, then send an inspector through after the contents come out — and 'revise' the price down based on what was found. Mike's walkthrough IS the inspection. The price you see is the price you get. No second visit, no revised number, no post-cleanout surprise.
And because the offer already assumes the cleanout, you take what you want and leave everything else — furniture, boxes, the garage, the attic. Our crews handle it after closing. You never rent a dumpster.
Want a fair offer in 24 hours?
Skip the showing. Skip the repairs. Just cash.
Roaches, bedbugs, mice? We still buy — untreated
Pest infestation travels with heavy accumulation, and it's the second thing sellers are embarrassed to mention. Don't be. It changes nothing about how this works.
No treatment needed before sale
You do not need to hire an exterminator, bomb the house, or treat anything before we buy. Roaches, bedbugs, mice, fleas — Mike has walked through all of it. Treatment happens on our side, after closing, as part of the rehab.
Just tell us what you know
Pennsylvania's disclosure form asks about known infestation (including past termite/wood-destroying-insect damage). Telling us up front costs you nothing — the offer already assumes the condition — and it keeps the paperwork clean at the title company.
Why infestation kills retail sales but not this one
In a financed sale, visible infestation spooks buyers, appraisers flag damage, and lenders can require treatment and re-inspection before closing. In a cash as-is sale there's no lender, no appraisal, and no re-inspection — the pests are a line item in our rehab budget, not your problem.
We Buy Houses in Any Situation
Whatever your circumstances, we're here to help. No judgment, just solutions that work for you.
Property Conditions
Financial Situations
Life Events
Common questions
Answers to the questions we hear from homeowners in your situation.
Do I really not have to clean anything out before selling?
Will you judge the condition of the house? I'm embarrassed for anyone to see it.
It's my parent's house and it's full of their belongings. How does that work after probate?
What if there's animal waste, spoiled food, or other biohazard-level conditions?
The house also has roaches / bedbugs / mice. Do I need to treat it first?
How can you make a fair offer if you can't see every part of the house?
Wouldn't I get more money if I cleaned it out and listed it?
How fast can you close on a hoarder house?
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.
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.
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.
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.
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.
See how Mike's walkthrough works →Does the condition come with a situation?
Damage almost never travels alone — it arrives with an estate, a vacant house, or a deadline. These pages cover the other half of the problem.
We buy in any condition
Is the house's condition the real problem?
"Nobody has ever shown me a house that surprised me. Forty years of accumulation, rooms you can't enter — I've walked it, priced it, and closed it. Bring me the address, not an apology."
— Mike, owner & certified home inspector
Ready When You Are
Let's Talk AboutYour Options
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
