Sell your Easton 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 Easton — Se habla español
24-Hour Offers
Fast response
Cash Payment
No bank delays
Any Condition
No repairs needed
Inspector-Owned
Fair valuations
Mike, Owner
Free, no-obligation offer in 24 hours
Mike, Owner
Easton cash buyer since 2010
InterNACHI Certified
Professional Inspector
#21032009
InterNACHI = International Association of Certified Home Inspectors — the largest non-profit home inspector body in North America.
15+ Years
Lehigh Valley experience
5.0 Stars
Verified reviews
28,127
Easton Population
24hrs
Cash Offer Time
7 Days
Fastest Closing
$0
Fees & Commissions
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Outdated panels, aluminum wiring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 (#21032009) 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 — Pezon, ClearEdge, iBuyLehigh, We Buy Ugly Houses — 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. Drag the slider to compare.
Full exterior renovation — siding, trim, porch, brick
8 days
Distressed exterior + dated interior
See why homeowners choose our inspector-verified cash offer over months of traditional listing hassle.
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
“My company works with properties across the Lehigh Valley. Having someone as detailed and honest as Mike makes us sleep better at night. Can't recommend him enough.”
Jason R.
Whitehall, 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
“Was great working with Mike. Very knowledgeable and efficient. As contractors, we appreciate someone who knows what they're doing and doesn't waste time.”
PowerHouse Contracting
Lehigh Valley, 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
Know the Market
InterNACHI Certified Inspector
Mike on a Easton property walkthrough
Easton has some of the oldest housing stock in the Lehigh Valley — pre-Civil War singles in the historic district, 1880s rowhomes downtown, and 1920s craftsman-style throughout the West Ward. College Hill, around Lafayette College, has solid single-family inventory and tends to be the most resilient neighborhood. West Ward is the most affordable and has the most distressed inventory we see — code-violation properties from the City of Easton's rental inspection program, tax-delinquent estates, and tired landlords. Wilson Borough, Palmer Township, and Forks Township to the south and west fill out our service area; these are mid-century to modern singles. The Easton Area School District covers most of the area. Easton's distress patterns: judicial foreclosure (PA's process runs ~6 months from first missed payment to sheriff sale at the Northampton County courthouse on Washington Street), inherited probate from longtime crayola/cement families, and absentee landlords with code-violation pressure. Mike's inspector credential matters disproportionately in Easton because the housing stock is genuinely old — slate roofs, knob-and-tube, asbestos, lead paint are common, and most cash buyers either lowball these properties or won't touch them.
Easton has some of the oldest housing stock in the region — pre-war rowhomes, 1920s singles, and mid-century. Mike's InterNACHI inspector background means we won't miss hidden issues that less experienced buyers would either overlook (and underbid) or use to lowball you.
— Mike
Owner · We Buy ABE · InterNACHI Certified Inspector
Pre-Civil War housing stock most cash buyers won't touch — we price it accurately.
Skip the showing. Skip the repairs. Just cash.
Mike · Owner
Michael Sup
InterNACHI #21032009
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
Sub-Markets
Each Easton 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.
Pre-Civil War housing stock — federal-style singles, 1700s stone houses, the original block grid laid out from the Lehigh-Delaware confluence. Home of the National Canal Museum and the Crayola Experience (Crayola LLC, formerly Binney & Smith, has its global flagship store here).
What we see most often
Probate estates from longtime downtown merchant families and tax delinquency advancing to Northampton County Upset Sale at the courthouse on Washington Street.
North of downtown, anchored by Lafayette College (founded 1826). Victorian and craftsman singles with the best-condition stock in the city; some faculty and alumni-owned homes have been in families for generations.
What we see most often
Estate sales from Lafayette faculty and longtime downtown professional families. Less distress, more aging-in-place transitions.
The most affordable Easton inventory and the most distressed. Working-class twins and rowhomes from the 1900s-1950s. Subject to active rental-inspection program from the City of Easton — many properties have outstanding code citations.
What we see most often
Code-violation properties and tax-delinquent estates. Tired absentee landlords leaving the rental business after the city tightened rental inspection enforcement.
South of the Lehigh River, a separate borough until 1898. Originally settled by Native Americans and later by canal workers; home to several silk mills in the late 1800s. The Lehigh River separates South Side from the rest of the city.
What we see most often
Estate sales from former silk-mill and canal-era families. Some flood-zone properties near the river that other buyers won't touch.
Suburbs immediately adjacent to the city — Wilson Borough partly aligns with Easton's grid; Palmer and Forks Townships are post-WWII subdivisions. Forks is home to the global headquarters of Victaulic and Crayola LLC.
What we see most often
Relocation and divorce-driven sales dominate; less distress, more lifestyle transition. Wilson Borough has more older worker housing than the townships.
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.
Mike is an InterNACHI certified inspector. We don't guess at repair costs — we know exactly what your home needs.
We live and work in Easton. We know the neighborhoods, the market, and we treat every seller like a neighbor.
Our offers are based on real Easton comps and accurate repair estimates. No lowballing, no surprises at closing.
No matter what's going on in your life, we can help you sell quickly and move forward.
Stop the sheriff sale and protect your credit
Sell quickly without repairs or cleaning
Get a clean split with a fast cash sale
We buy with tenants in place — no eviction needed
Stop carrying costs and liability concerns
What We See
These are the most common scenarios we encounter in Easton. If yours sounds familiar, we've handled it before.
Easton's West Ward has the most active code-enforcement and rental-inspection activity in the city. Investors who can't keep up with citations are exiting; we close as-is and resolve violations after closing from our budget.
Easton's downtown and South Side have pre-Civil War singles and 1700s federal-style stone houses. Most cash buyers either lowball these or won't touch them. As an InterNACHI-certified inspector, Mike accurately prices old structure (lead, asbestos, knob-and-tube) — neither inflating repair costs nor missing them.
Easton's industrial heritage runs through Binney & Smith / Crayola (still HQ in Forks Township), the former Dixie Cup Corporation, Majestic Athletic (Palmer Township), and Lafayette College faculty. Second- and third-generation heirs are now selling family homes throughout College Hill and the surrounding townships.
The Northampton County Courthouse is in Easton itself, so sheriff sale dates are visible to anyone walking by. Sellers often call us in the final weeks before a scheduled sale; we routinely close in 5–7 days when the pressure is on.
Most Easton 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 Sup, an InterNACHI Certified Professional Inspector (#21032009) 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 Easton 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 Sup, InterNACHI #21032009 — verified Pennsylvania cash home buyer since 2010
Verify: How it worksWhatever 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 Easton propertyEaston Selling Process
Practical answers to the city- and county-specific questions we get most often. The Northampton County courthouse is in Easton itself — foreclosure and probate happen in your own city.
Downtown Easton · historic photo by W.H. Rau
PRE-1900 STOCK
Easton has some of the oldest housing stock in the Lehigh Valley — pre-1850 federal-style singles in the historic district, 1880s silk-mill rowhomes downtown and South Side, and 1920s craftsman through the West Ward. Most cash buyers either lowball these or won't touch them. As an InterNACHI-certified inspector — InterNACHI is the International Association of Certified Home Inspectors, the largest non-profit home inspector body in North America — Mike accurately prices old structure: knob-and-tube wiring, asbestos siding, lead paint, slate roofs.
CLOSING COSTS
Total tax rate
Pennsylvania charges 1% state plus Easton's 1% local (0.5% city + 0.5% Easton Area School District). On a $220,000 sale, that's roughly $4,400 total — typically split 50/50 between buyer and seller per local custom. On cash deals we often cover both halves.
CITY OFFICES
The City of Easton's rental inspection program is the most active in the Lehigh Valley. West Ward has the highest citation volume. If you have open citations, you can sell as-is to us — we pay off the violations after closing using sale proceeds. No need to fix anything first.
(610) 250-6724COURTHOUSE IN-CITY
The Northampton County courthouse is in downtown Easton — the same building handles foreclosure sheriff sales, register of wills for probate, and county recorder of deeds. We routinely close before sale dates to pay off the lender from sale proceeds. Sellers often call us in the final weeks before a scheduled sale; we close in 5–7 days when the pressure is on.
669 Washington St, Easton
PROBATE
The Northampton County Register of Wills issues Letters Testamentary 2–6 weeks after the petition. Once issued, the executor can usually sell without all heirs' signatures (in most cases). We coordinate directly with your probate attorney and close after Letters issue. PA inheritance tax: 0% direct heirs, 12% siblings, 15% others.
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 Easton and Northampton County, not generic PA guidance. Every Easton 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 →Northampton 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
669 Washington St, Easton PA 18042
(610) 829-6500
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 →
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 100-02, Allentown, PA 18106
Serving a 20-mile radius • Lehigh County • Northampton County • Berks County • Bucks County • Montgomery County • Carbon County
Northampton County Reference
We work directly with these offices on Easton closings. Bookmark this — you may need it.
Time-sensitive
Northampton County Sheriff's Office
Northampton County Courthouse — 669 Washington St, Easton PA 18042
(610) 829-6500The Northampton County courthouse is in Easton itself — the same building handles all foreclosure sheriff sales, register of wills, and county recorder of deeds. We routinely close before sale dates to pay off the lender from sale proceeds.
Northampton County · Official Reference
Process
Northampton County Revenue / Tax Claim Bureau
Northampton County Government Center — 669 Washington St, Easton PA 18042
(610) 829-6260Delinquent real-estate taxes advance through Upset Sale, then Judicial Sale, then Repository. We pay back taxes at closing from sale proceeds — particularly common for West Ward properties.
Northampton County · Official Reference
Probate
Northampton County Register of Wills
Northampton County Courthouse — 669 Washington St, Easton PA 18042
(610) 829-6488Probate Letters Testamentary for Easton inherited properties are issued here. Once issued, the executor can usually sell without all heirs' signatures.
Northampton 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. Worth a call before deciding to sell.
Legal Aid
Free civil legal aid for low-income Northampton County residents facing foreclosure, eviction, or other housing crises. Spanish-speaking attorneys available.
Code Enforcement
Code enforcement and rental inspection program. Active citations on West Ward and South Side properties are common; payoff is handled at our closing.
We work within the actual legal timelines of Northampton County and the PA courts — not generic national playbooks.
PA is a judicial-foreclosure state. The full timeline from first missed payment to sheriff sale runs about 6 months. Act 6 / Act 91 notices mark the early stages — call us before the sheriff date.
Foreclosure helpPA probate runs 6–12 months in Northampton County. The executor can usually sell without all heirs' signatures. Inheritance tax: 0% direct heirs, 12% siblings, 15% others.
Inherited property helpPA uses equitable distribution (not 50/50). A clean cash sale removes the asset-valuation argument and locks in your timeline regardless of court schedule.
Divorce sale helpSell your house fast in Allentown, Bethlehem, Easton, and surrounding areas. No repairs. No agents. No hassle.
Quick call or form
"Got a callback in 2 hours, not days."
— Maria G., Allentown
One quick visit
"Mike spent 20 minutes and knew exactly what to offer."
— James R., Bethlehem
Cash offer same day
"Closed in 7 days, exactly as promised."
— Robert M., Easton
"Got a callback in 2 hours, not days."
— Maria G., Allentown
"Mike spent 20 minutes and knew exactly what to offer."
— James R., Bethlehem
"Closed in 7 days, exactly as promised."
— Robert M., Easton
No fees • No obligations • Response within 48 hours
Population
28,127
Northampton County seat · 2020 Census
Hispanic %
25.8%
BILINGUAL OFFERS + CLOSINGS
2020 Census
Median Home Value
$220K
Northampton 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 · Northampton County · ABE operations
Frequently Asked Questions
Easton-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 optionsGet your free, no-obligation cash offer today. We're ready to help you move forward.
Takes less than 2 minutes
Written by
Mike SupInterNACHI Certified Professional Inspector · #21032009 · speaks English & Spanish
Easton is the county seat of Northampton County and home to one of the oldest continuously-occupied housing stocks in eastern Pennsylvania — many properties date to the 1800s, with foundations and framing that require an inspector's eye, not a salesperson's guess. The Northampton County courthouse sits in downtown Easton, which means sheriff sales, probate filings, and divorce-related real estate orders all run through this building. Mike Sup is InterNACHI-certified. He walks every property himself. The number he writes at the contract is the number you receive at closing.
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 Sup is InterNACHI-certified (Cert #21032009, 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 |
|---|---|---|
| Median home value (Easton) | ~$165K | Census ACS 5-year |
| Code enforcement | Bureau of Codes & Inspections | City of Easton |
| Sheriff sales | Northampton County Courthouse (downtown Easton), monthly | Northampton County Sheriff |
| Probate court | Northampton County Register of Wills (Easton) | Northampton County |
| Realty transfer tax (state + local) | 2% (1% state + 1% local) | PA Dept of Revenue + Easton city |
| Historic district overlay | Easton Historic District Commission | City of Easton |
ABE Homes (operating as Lehigh Property Solutions, LLC) is a cash home buyer based in Allentown, PA serving homeowners in Easton and across the Lehigh Valley. Mike Sup, owner, is an InterNACHI Certified Professional Inspector (#21032009) and handles bilingual closings in English and Spanish.
Verifiable at: InterNACHI registry, file.dos.pa.gov (PA Department of State), BBB Lehigh Valley.
