Sell your Reading 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 Reading — 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
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Mike, Owner
Reading cash buyer since 2010
InterNACHI Certified
Professional Inspector
Certified Professional Inspector
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
95K+
Reading 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Outdated panels, aluminum wiring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 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 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.
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
“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
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 Reading property walkthrough
Reading occupies a distinctive position in the Pennsylvania cash-buyer market. Median home values are far below Lehigh Valley averages — roughly $120,000–$140,000 per public Census and real-estate data (approximate; verify current values on Redfin or Zillow before making decisions) — which attracts a different profile of distressed seller than Allentown or Bethlehem. Housing stock is heavily pre-1940: Centre Park's Victorian-era singles, Callowhill's rowhomes, and Millmont's working-class twins were all built for industrial-era workers and share the same aging-systems challenges (knob-and-tube wiring, cast-iron drains, original boilers, lead paint) that less-experienced buyers either avoid or use to lowball. As an InterNACHI-certified inspector, Mike scopes each system honestly. Reading's exit from Pennsylvania's Act 47 financially distressed municipality status in 2022 signals improving fiscal health after a decade of recovery, though neighborhoods vary significantly. Berks County property taxes, the Berks County Tax Claim Bureau's upset-sale process, and probate through the Berks County Register of Wills (all at the Berks County Services Center, 633 Court St, Reading) govern real estate transactions here. For sellers facing financial pressure, PA HEMAP (Homeowner Emergency Mortgage Assistance Program, 800-342-2397) and MidPenn Legal Services (serving Berks County) are the primary free resources before calling a buyer.
Reading's majority-Spanish-speaking community deserves a buyer who communicates with the same clarity in Spanish as in English — not a Google Translate approximation. Mike speaks Spanish, handles all walkthroughs personally, and his InterNACHI certification means the price on the contract is the price at closing. No revision after the walkthrough. No surprise deductions. No agent commission. The InterNACHI credential is what makes that possible: Mike accurately prices Reading's pre-1940 stock — lead paint, original boilers, knob-and-tube wiring — without padding the offer to protect himself from unknowns.
— Mike
Owner · We Buy ABE · InterNACHI Certified Inspector
We buy houses in Reading — certified inspector, firm offer, no surprises at the closing table.
Skip the showing. Skip the repairs. Just cash.
Mike · Owner
Michael Sup
InterNACHI
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 Reading 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.
Reading's most architecturally significant neighborhood — National Register-listed Victorian-era singles and twins. Many have been maintained by multi-generation families. Strong candidate for certified historic renovation; some have been subdivided into multi-units.
What we see most often
Estate sales from long-term owners; some tax-delinquent multi-units; absentee-landlord situations where heirs have little knowledge of the property condition.
Dense rowhome neighborhood north of downtown Reading. Mix of owner-occupied and rental. One of the highest Hispanic resident concentrations in the city.
What we see most often
Tax delinquency; code violations on rental properties; estate sales from Puerto Rican and Dominican families.
Residential rowhome neighborhood west of downtown. Traditional working-class housing stock from the industrial era. More stable ownership patterns than some inner-city blocks.
What we see most often
Burnout landlords exiting after decades of tenant management; divorce-driven sales; relocation sales.
Along the Schuylkill River southeast of downtown. Some properties in FEMA flood zones; others on higher ground. Mixed residential and light commercial.
What we see most often
Flood-zone complications; deferred maintenance from absentee ownership; pre-foreclosure situations.
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 Reading. We know the neighborhoods, the market, and we treat every seller like a neighbor.
Our offers are based on real Reading 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 Reading. If yours sounds familiar, we've handled it before.
Reading has one of the highest tax-delinquency rates of any Pennsylvania city. Properties 2+ years delinquent advance to the Berks County Tax Claim Bureau Upset Sale (typically September). ABE closes before the Upset Sale date and pays back taxes at the closing table.
Multi-generation Puerto Rican and Mexican families who bought in Reading in the 1970s–90s are aging out. Heirs often out-of-state or out-of-country. Original knob-and-tube wiring, cast-iron drains, and original boilers common — Mike's InterNACHI training prices these accurately.
PA judicial foreclosure timeline is approximately 6 months from first missed payment to Berks County sheriff sale. ABE closes in 5–7 days before sale date, paying off the lender from proceeds.
Reading's majority-Hispanic community means many estate sellers are Spanish-dominant. ABE handles all communication, offers, and closings in Spanish — no Google Translate intermediary.
Most Reading 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 Reading 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
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 Reading propertyReading Selling Process
Practical answers to the Reading- and Berks County-specific questions we get most — not a generic PA guide.
Reading, Pennsylvania
CLOSING COSTS
Total rate (state + local)
Pennsylvania charges 1% state plus 1% local. On Reading's median value (~~$130,000 (approximate per public data; verify current)), that's roughly $2,600 — typically split 50/50 between buyer and seller. We pay our half; on cash deals we often cover both.
FORECLOSURE
Foreclosure sheriff sales in Berks 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) 478-6800633 Court St, Reading PA 19601
BACK TAXES
Delinquent taxes in Berks 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) 478-6625633 Court St, Reading PA 19601
PROBATE
An inherited property in probate clears the Berks 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) 478-6600633 Court St, Reading PA 19601
CODE ENFORCEMENT
Open code citations or a condemnation placard? You can sell to us as-is — we resolve violations after closing using sale proceeds. You fix nothing first.
(610) 655-6204FREE 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 Reading and Berks 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 →
Lehigh County
Northampton County
Carbon County
Montgomery County
Bucks County
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 100-03, Allentown, PA 18106
Serving a 20-mile radius • Lehigh County • Northampton County • Berks County • Bucks County • Montgomery County • Carbon County
Berks County Reference
We work directly with these offices on Reading closings. Bookmark this — you may need it.
Time-sensitive
Berks County Sheriff's Office
633 Court St, Reading PA 19601
(610) 478-6800Foreclosure sheriff sales in Berks County are scheduled by the Berks County Court of Common Pleas. ABE routinely closes before scheduled sale dates — call early. PA judicial foreclosure runs approximately 6 months from first missed payment.
Berks County · Official Reference
Process
Berks County Tax Claim Bureau
633 Court St, Reading PA 19601
(610) 478-6625Annual Upset Tax Sale (typically September) for properties 2+ years delinquent. Judicial Sale follows for unsold properties. ABE pays back taxes at closing from sale proceeds under Real Estate Tax Sale Law of 1947 (72 P.S. § 5860.101).
Berks County · Official Reference
Probate
Berks County Register of Wills
633 Court St, Reading PA 19601
(610) 478-6600Probate for inherited Reading properties. Letters Testamentary typically issued 2–6 weeks after filing. Once issued, executor can sell without all heirs' signatures (will permitting). ABE coordinates directly with estate attorneys.
Berks 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 emergency mortgage assistance for PA homeowners facing foreclosure. Income-based eligibility. Apply as early as possible.
Legal Aid
Free civil legal aid for low-income Berks County residents facing foreclosure, eviction, or housing crises. Serves Reading and surrounding Berks County municipalities.
Local Resource
HUD-approved housing counseling agency serving Reading and Berks County. Free foreclosure prevention counseling and homebuyer education.
Code Enforcement
For code violation status, permit history, and municipal lien certificates. Required before any real estate closing in Reading.
We work within the actual legal timelines of Berks 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 Berks. 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
95K
2020 Census
Hispanic %
70%
BILINGUAL CLOSINGS
2020 Census
Median Home Value
~$130,000 (approximate per public data; verify current)
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 · Berks · ABE operations
Frequently Asked Questions
Reading-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
By submitting, you agree to our Privacy Policy and Terms.
ABE Homes is a cash home buyer based in Allentown, PA serving homeowners in Reading and across the Lehigh Valley. Mike, owner, is an InterNACHI Certified Professional Inspector and handles bilingual closings in English and Spanish.
Verifiable at: InterNACHI registry, file.dos.pa.gov (PA Department of State), BBB Lehigh Valley.
