Foreclosure · probate · divorce · burned-out landlord. InterNACHI-inspector-owned cash buyer. Contract price = closing price.
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The numbers most owners underestimate when they decide to "wait and see."
These 4 are the real situations we see every week in the Lehigh Valley. Yours probably falls into one — or overlaps two. Either way, it's still one walkthrough, one offer, one closing.
Act 91 notice in hand. Sheriff sale on the calendar. 30-180 days to find a real exit.
PA probate runs 6-12 months. Out-of-state heirs don't want to fly back for cleanouts.
PA court ordered the house sold. Neither ex wants to manage repairs or showings.
Tenants behind on rent. Code citations stacking. You're done being a landlord.
Mike Sup
InterNACHI Inspector #21032009
"I walk every property myself — even the trickiest of the 4 paths. The contract price is the closing price."
InterNACHI = the International Association of Certified Home Inspectors — the largest non-profit home-inspector body in North America. Applies to all 4 paths.
Mike reads actual damage vs cosmetic in 30 min during the walkthrough.
Contract price = closing price. No "post-inspection" revisions.
Pezon · ClearEdge · iBuyLehigh · We Buy Ugly Houses — none is an InterNACHI inspector.
Verify yourself: Cert #21032009 at nachi.org.
Skip the showing. Skip the repairs. Just cash.
Mike Sup · InterNACHI Inspector #21032009
Mike responds within 24h. First call is just listening.
InterNACHI walkthrough — 30-60 min. Or video walkthrough if you're out of state.
In 24-48 hr. What you see is what you receive at closing.
7 days standard. Up to 21 if you need it. Faster if a sheriff sale is pending.
Allentown or Easton. Liens, back taxes, cleanout — our problem after.
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
See the before and after of actual properties we've purchased.
Full exterior renovation — siding, trim, porch, brick
8 days
Distressed exterior + dated interior
Free help — read this first
Selling to us is one path. If you can keep the home, these state and non-profit programs are designed for that. Call them before you decide.
State-run loan program for PA homeowners facing foreclosure due to financial hardship. Worth a call if you're behind on the mortgage but want to keep the home.
Free civil legal aid for low-income Lehigh + Northampton County residents facing foreclosure or eviction. Spanish-speaking attorneys available.
Confirm your sale date and learn the redemption window. Pennsylvania law allows you to redeem the property up to the date of the sheriff sale.
If you've already exhausted these options or they don't fit your situation, that's when a fast cash sale starts to make sense.
When the property has code violations, deferred maintenance, or time pressure, traditional MLS routes often fail. Here's how the four real options compare across the criteria that matter for distressed property:
| Criterion | Traditional MLS | FSBO (For Sale By Owner) | Auction | Cash buyer (ABE) |
|---|---|---|---|---|
| Time to close | 60-120 days (list + show + offer + financing + close) | 90-180 days (self-managed) | 30-45 days (advertised + auction day + close) | 7 days from signed contract (5 days for urgent timelines) |
| Net price (% of full market value) | 90-95% (full price minus 5-6% agent commission) | 94-100% (no agent commission, but more market time + risk) | 60-90% (unpredictable; depends on bidder competition) | 75-85% (price reflects as-is condition; no commissions, no fees) |
| Repair / prep requirements | Significant. Code violations, structural issues, or major deferred maintenance will kill conventional financing | Significant. Same buyer-pool constraints as MLS | Minimal. Properties sold as-is, but auction crowds expect to see anything | None. Bought as-is including code violations, structural damage, hoarder conditions |
| Certainty (likelihood of completing sale) | Medium. 15-30% of accepted offers fall through (financing, inspection, appraisal) | Low-Medium. Same financing risk as MLS plus self-managed paperwork failure rate | High to close, but final price is unpredictable | Very high. Contract price = closing price, no financing contingency, no buyer pullout risk |
| Out-of-pocket cost to seller | $5K-$50K+ (repairs, staging, photography, agent commission, closing costs) | $1K-$10K+ (marketing, MLS listing service, contract attorney, transfer tax) | Auctioneer fee 5-15% of sale price + advertising costs | $0. ABE pays transfer tax + recording fees + title costs |
| Best for | Houses in good condition + sellers with 30-60+ days of patience + budget for prep | Experienced sellers with unique properties + time to manage process | Properties hard to value traditionally (farms, large parcels, unusual investment property) | Distressed properties, time pressure, inherited/divorce/foreclosure situations, complex title |
Comparison based on typical Pennsylvania market costs. Your specific situation may vary; ask for an honest assessment before signing anything.
After this page
Reinstatement · HEMAP · Chapter 13 · deed-in-lieu · cash sale — what's still possible when the clock is short. The honest decision matrix.
Read the full guideWritten by
Mike Sup
InterNACHI #21032009
Does your situation overlap with another? We cover all five.
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.
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
