Sell your Macungie 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.
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
Macungie 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
3K+
Macungie 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Outdated panels, aluminum wiring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 Macungie property walkthrough
Macungie Borough and the surrounding Lower Macungie and Upper Macungie townships are some of our most active sub-markets. Macungie Borough proper has older Victorian and craftsman singles dating to the railroad era. Lower Macungie is heavily new construction — large 1990s–2010s subdivisions in the East Penn School District, where divorce and relocation sales are the most common scenarios we see. Upper Macungie has a mix, plus the Bridge Street and Mertztown corridors. The East Penn schools are the value driver across all three municipalities. We close at the Lehigh County courthouse in Allentown in 7 days.
Local buyer, inspector-owned, knows the Macungie market well.
— Mike
Owner · We Buy ABE · InterNACHI Certified Inspector
We buy houses in Macungie — certified inspector, firm offer, no surprises at the closing table.
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 Macungie 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.
The historic core — Victorian and craftsman singles dating to the railroad era. Home of the Allen Organ Company (global manufacturer of organs, headquartered here). Walkable Main Street, small-town character distinct from the surrounding suburban townships.
What we see most often
Estate sales from longtime borough families (German-descent, often multi-generation). Some probate-driven and some aging-in-place transitions.
Lehigh County's most active new-construction submarket through the 1990s–2010s. Modern colonials, traditional singles, and tract subdivisions in the East Penn School District. The Mack Trucks primary manufacturing facility is located in Lower Macungie.
What we see most often
Divorce-driven sales dominate — newer-build first-owner divorces. Relocation sales also common (corporate transfers, especially from Mack Trucks management). Court-ordered timeline pressure benefits from our 7-day close.
More mixed than Lower Mac — older 1980s ranches near Bridge Street, newer infill in pockets. Borders Trexlertown (Allentown side). East Penn School District in much of the township; Parkland in some areas.
What we see most often
Mix of divorce sales (newer pockets) and aging-in-place transitions (older 1980s stock).
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 Macungie. We know the neighborhoods, the market, and we treat every seller like a neighbor.
Our offers are based on real Macungie 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 Macungie. If yours sounds familiar, we've handled it before.
The 1990s–2010s subdivisions in Lower Macungie Township are now seeing first- and second-owner divorce-driven sales. PA equitable distribution + court-ordered timelines benefit from a 7-day cash close.
Mack Trucks' primary manufacturing facility is in Lower Macungie; corporate moves and retirements drive a steady flow of relocation sales from management ranks.
Macungie Borough has been a stable German-descent community since the 1850s. Estate sales of family homes that have been in single families for 50+ years are common — often with deferred maintenance the heirs don't want to address.
Most Macungie 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 Macungie 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 Macungie propertyMacungie Selling Process
Practical answers to the Macungie- and Lehigh County-specific questions we get most — not a generic PA guide.
Macungie, Pennsylvania
CLOSING COSTS
Total rate (state + local)
Pennsylvania charges 1% state plus 1% local. On Macungie's median value (~$320,000), that's roughly $6,400 — typically split 50/50 between buyer and seller. We pay our half; on cash deals we often cover both.
FORECLOSURE
Foreclosure sheriff sales in Lehigh County are scheduled by the court. We routinely close BEFORE the sale date to pay off the lender from proceeds and get the case dismissed. A sale date is your hard deadline — but it's fixable.
(610) 782-3175Courthouse, Room 253 — 455 W Hamilton St, Allentown PA 18101
BACK TAXES
Delinquent taxes in Lehigh County advance to Upset Sale, then Judicial Sale if unpaid. They're settled out of OUR closing proceeds — you don't pay them out of pocket.
(610) 782-3112 current · (610) 782-3119 delinquentGovernment Center, Room 119/120 — 17 South Seventh St, Allentown PA 18101
PROBATE
An inherited property in probate clears the Lehigh County Register of Wills. Letters Testamentary typically issue 2–6 weeks after the petition. Once issued, the executor can sell without all heirs' signatures.
(610) 782-3170Lehigh County Courthouse — 455 W Hamilton St, Allentown PA 18101
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 Macungie and Lehigh County. Every sale we've handled here ran 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
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
Lehigh County Reference
We work directly with these offices on Macungie 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) 782-3175Sheriff sales for Macungie foreclosures are scheduled at the Lehigh County Courthouse in Allentown, ~10 miles east. We routinely close before sale dates.
Lehigh County · Official Reference
Process
Lehigh County Fiscal Office (current) / Elite Revenue Solutions (delinquent)
Government Center, Room 119/120 — 17 South Seventh St, Allentown PA 18101
(610) 782-3112 current · (610) 782-3119 delinquentDelinquent taxes for all three Macungie municipalities (Borough, Lower, Upper) flow through Lehigh County.
Lehigh County · Official Reference
Probate
Lehigh County Register of Wills
Lehigh County Courthouse — 455 W Hamilton St, Allentown PA 18101
(610) 782-3170Probate Letters Testamentary for inherited Macungie-area properties (Borough, Lower Macungie, Upper Macungie) are issued at the Lehigh County Courthouse. Once issued, the executor can sell without all heirs' signatures.
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.
Legal Aid
Free civil legal aid for low-income Lehigh County residents facing foreclosure or housing crises.
We work within the actual legal timelines of Lehigh 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 Lehigh. 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
3,200
2020 Census
Median Home Value
$320,000
County data
Avg Close Time
7 days
From signed contract
Closing Costs to You
$0
We cover transfer tax + recording fees
AS-IS + Liens
Yes
We pay code citations + back taxes at closing
Sources: US Census 2020 · Lehigh · ABE operations
Frequently Asked Questions
Macungie-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
ABE Homes (operating as Lehigh Property Solutions, LLC) is a cash home buyer based in Allentown, PA serving homeowners in Macungie 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.
