Your vacant house isbleeding every month.
Taxes, insurance, maintenance, code citations. Any condition — even hoarder or condemned. Close in 7 days.
Not a national franchise. Mike walks every property himself — even the ones other buyers refuse. Serves in Spanish through every call, document, and closing.
Buying vacant houses across Lehigh Valley since 2010
InterNACHI #21032009
Inspector-owned buyer
"I've walked vacant houses for 15 years. The damage is rarely as bad as the owner thinks. A conversation costs nothing."
Mike Sup — InterNACHI Inspector, Allentown
Can I sell a vacant house with code violations or a condemned placard as-is, and is the offer the price I actually get?
Yes. ABE Homes buys vacant Lehigh Valley houses in any condition — active code citations, condemned (red-placarded), hoarder accumulation, squatters, or back taxes on the County Upset Sale list. Active citations, municipal liens (53 P.S. § 7101), and delinquent taxes are paid off at closing directly from the sale proceeds, so you never write a check. You don't clean out, repair, or even visit the property; out-of-state heirs close remotely with a mobile notary.
ABE 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. There's no third-party inspector sent in afterward to "find issues" and cut the offer. You pay zero commissions, zero closing costs, and make zero repairs. Standard close is 7 days; condemned properties add 5-10 days for structural review.
Answered by Mike Sup, InterNACHI #21032009 — verified Pennsylvania cash home buyer since 2010
Verify: 53 P.S. § 7101
It's not laziness. It's paralysis.
The house has been empty for years. The size of the problem grows every month. And every time you think about it, you freeze. That's not a character flaw — that's what happens when a big decision sits too long.
"I know I should do something about the house, but every time I think about cleaning it out I freeze."
"Insurance just went up again. That's the third time in two years."
"I got another notice from the city about the lawn. When do the fines stop?"
"My brother and I inherited this house three years ago. Nobody wants to deal with it."
Mike Sup
InterNACHI Inspector #21032009
You probably think it's too far gone. I've walked houses with accumulation to the ceiling, houses with collapsed roofs, houses the city had condemned two years earlier.
None of them shocked me. My InterNACHI training is exactly for this. I read actual damage vs cosmetic in 30 minutes.
The contract price is the closing price. No "revised" offer after a hired inspector finds something. That's the difference.
Free · Confidential · No obligation
A vacant house doesn't cost zero. It costs a lot.
Here's what most owners underestimate when they decide to "wait and see." Numbers from Lehigh County — but the pattern applies everywhere in PA.
Property taxes
~1.5–2% of assessed value annually in Lehigh County
Vacant-property insurance
Typically 1.5–2× standard homeowner premium — some carriers drop coverage after 30 days vacant
Minimum winter utilities
To prevent frozen pipes: $80–$150/mo gas + basic electric
Exterior code citations
Allentown DCED, Bethlehem DCED, Easton Zoning — lawn, trash, broken windows, escalating to liens
Accelerated deterioration
No heat/ventilation, undetected leaks, copper theft, compounding damage month-over-month
Opportunity cost
Equity locked in a zero-return asset while it deteriorates
Typical total: A median-value vacant house in Allentown ($210K+) drains roughly $10K–$18K/year between taxes, vacant insurance, minimum utilities, and silent deterioration — before any repairs or code citations. If it's been vacant 3 years, that's $30K–$54K of your net worth quietly evaporating.
Or, alternatively:
Clean cash close in 7 days
Bleeding stopped. Equity converted to cash. Cleanout and liens become our problem, not yours.
Mike, directly:
"Most owners discover the real costs only when they pull receipts for tax season. It's always worse than they remembered. An honest conversation shortens months of deciding."
Built for the houses other buyers refuse
National cash buyers drive past. Franchises balk. Mortgages won't qualify. We close anyway.
Any condition — no repairs, no cleanout
Multi-foot hoarder accumulation, infestations, water damage, mold, unattended-death scenarios — Mike walks the property as it stands. Cleanout crews are our problem after closing, not yours.
Liens and citations paid at closing
Active code citations, municipal liens (53 P.S. § 7101), back taxes — all paid out of sale proceeds. You never write a check.
Remote closing for out-of-state heirs
We work with heirs in Florida, relocated owners in Texas, former landlords abroad. Mobile notary at your location; you never set foot on the property.
Inspector-priced, not guessed
Mike is InterNACHI Inspector #21032009. Contract price = closing price. No "revised" offer after a hired inspector finds something.
Close in 7 days — or faster if a sale is pending
Standard is 7 days. We've closed in 5 when an Upset Sale was approaching or a code citation was escalating to a lien.
Zero fees
No commissions, no closing costs, no service fees. The offer is the net cash you receive.
Want a fair offer in 24 hours?
Skip the showing. Skip the repairs. Just cash.
Mike Sup · InterNACHI Inspector #21032009
Three paths to sell a vacant PA house
We're not comparing to "the perfect agent in a hot market" — that's not what sells vacant houses. We're comparing to reality.
Pezon Properties, ClearEdge Home Buyers, iBuyLehigh — none of them is an InterNACHI inspector. That's the structural difference.
From first call to closing
Five steps. No pressure at any step. If the offer doesn't work, we tell you honestly and help you understand what other options exist.
1. Call or submit the form
Mike personally responds within 24 hours. The first conversation is just listening — no pressure, no sales script.
2. Mike walks the property
InterNACHI walkthrough — takes 30-60 min. For out-of-state heirs: video walkthrough or a neighbor opening the door works too.
3. Written offer in 24-48 hours
Priced on actual condition + known liens/fines. What you see in the contract is what you receive at closing.
4. You choose the closing date
7 days standard. Up to 21 if you need time. If a sheriff sale or Upset Sale is approaching, we can close faster.
5. Close at a local title company
Allentown or Easton. We handle liens, back taxes, and cleanout after. You leave with check or wire.
Mike Sup
InterNACHI Inspector #21032009
"I walk the property like any inspection — looking for structural integrity, mechanical problems, water issues. The difference is, after the walk I hand you an offer instead of a report."
The only Lehigh Valley cash buyer who IS the inspector
InterNACHI = the International Association of Certified Home Inspectors — the largest non-profit home-inspector body in North America. Mike holds cert #21032009. He walks every property himself.
Reads actual damage vs cosmetic
Mold that looks terrible may be a $500 cleanup. A "minor" foundation crack may be a $40K problem. Most cash buyers don't know the difference and pad both.
Contract price = closing price
No "revised" offer when a hired inspector finds something. Mike already found it during the walkthrough. The offer reflects reality from the start.
Doesn't flinch at condition
Hoarder accumulation, fire damage, dead animals, sealed-off 1960s rooms — I've walked them. None of it changes whether we buy.
Verify yourself: Look up cert #21032009 directly at nachi.org.
Real Stories from Lehigh Valley Homeowners
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
PA vacant-property legal mechanics
Most cash buyers don't know these mechanics. That means they guess at pricing — or pass. Here's what actually happens.
Code citations → municipal liens
Allentown, Bethlehem, and Easton issue violation notices (30-60 days to repair), then citations (fines), then municipal liens under 53 P.S. § 7101 if unpaid. The city can execute the lien 60-90 days after recording — and that can result in a sheriff sale of the property.
Delinquent taxes → Upset Sale
Unpaid property taxes flow through the County Tax Claim Bureau. The annual Upset Sale happens on the 2nd Monday of September under RETSL 1947 (72 P.S. § 5860.101). We pay back taxes at closing — but timing is critical if your property is on the list.
PA squatter rights
Adverse possession in PA requires 21 years of continuous, open, hostile use — not a short-term concern. But a squatter who establishes residence requires formal eviction (30-60 days through the district magistrate). We can buy before or after eviction — your choice.
Condemnation (red placard)
The city declares the property structurally unsafe. The house CAN still be sold — but only to a buyer who takes on the rehab or demolition responsibility. We close on condemned properties; we add 5-10 days to the timeline for additional structural review.
Vacant property registries
Allentown requires owners to register vacant properties annually and pay a fee. Bethlehem and Easton have similar requirements. Failure to comply piles on top of your code citations.
Injury liability
If someone — even a trespasser — is injured on your vacant property, you can be liable. Owner liability doesn't end when the house empties out. This is a serious reason many heirs sell quickly rather than "hold it" indefinitely.
Sources: RETSL 1947 (72 P.S. § 5860.101), 53 P.S. § 7101 (Municipal Liens), Allentown / Bethlehem / Easton municipal DCED.
Want a fair offer in 24 hours?
Skip the showing. Skip the repairs. Just cash.
We Buy Houses in Any Condition
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
What vacant-property owners ask us
Do you buy houses with severe hoarder situations or biohazards?
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My vacant house has active code violations. Can you still buy?
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What if the city has already recorded a municipal lien on the property?
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There are squatters in the property. What now?
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My inherited house has been vacant for 5+ years. Is it even worth selling?
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Do I need to visit the house to sell it?
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How fast can you close?
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What about back property taxes? The county has put it on the tax sale list.
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Are there any fees?
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Is it hard to sell a vacant house in Pennsylvania?
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What is the typical timeline from vacancy to sale for a Lehigh Valley vacant house?
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Do I need to clean out a vacant house before selling?
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What if the vacant house has been damaged by squatters, freeze, or vandalism?
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Find Your Neighborhood
Click any county to explore • 36+ communities across 6 counties
Don't see your city on the map?
We likely still cover it. Send us your address for instant confirmation.
We help sellers across the Lehigh Valley
Inspector-owned local cash buyer. We've been buying houses across these 7 cities — and the surrounding boroughs — since 2010.
Allentown
Lehigh County seat — 127K residents
Bethlehem
Christmas City — straddles 2 counties
Easton
Northampton County seat — pre-Civil War stock
Emmaus
East Penn School District anchor
Whitehall Township
Cement Belt — 7 historic villages
Macungie
Allen Organ HQ — East Penn schools
Northampton
Atlas Cement borough
Mike personally responds — not a sales team
The first call is just listening. Tell him about the property — Mike will tell you honestly whether a cash sale is the right answer for your situation. Sometimes it's not. That's OK too.
Mike Sup
InterNACHI Inspector #21032009
Speaks English & Spanish
- Walks every property himself
- Contract price = closing price
- Out-of-state remote closing available
Request your no-obligation offer
Mike personally responds within 24 hours.
Free help — read this first
Before you sell, address code citations + carrying costs
A vacant property accumulates code citations, insurance issues, and carrying costs faster than most owners realize. Some of these are fixable for less than you think.
City of Allentown — Building Standards & Safety
Code-violation lookup and abatement options. If you have open citations on your Allentown property, this is where you'd start to resolve them.
City of Bethlehem — Community & Economic Development
Same code-enforcement process for Bethlehem properties — rental inspection program citations, vacant-property registrations, abatement.
City of Easton — Code Enforcement
The most active rental inspection + code enforcement program in the Lehigh Valley, especially for West Ward and South Side. Resolve citations before you list.
If the citations have piled up beyond what you want to deal with, we close as-is. Open code violations are paid off at closing from sale proceeds.
After this page
Where vacant-property owners go next
Selling with municipal liens or code violations
Citation · notice · lien · condemnation — what each one means, how the lien gets paid at closing, why mortgage buyers can't close. The honest 53 P.S. § 7101 guide.
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.
About ABE Homes
ABE Homes (operating as Lehigh Property Solutions, LLC) is a cash home buyer based in Allentown, PA serving homeowners across the Lehigh Valley. Mike Sup, owner, is an InterNACHI Certified Professional Inspector (#21032009) and handles bilingual closings in English and Spanish.
- Cash offer in
- 24 hours from initial contact
- Closing time
- 7 days from signed contract
- Services
- As-is purchases · No fees · No commissions · No repairs
- Certified inspector
- InterNACHI Certified Professional Inspector (#21032009)
- Languages
- Native English and Spanish (bilingual closings)
- Address
- 1275 Glenlivet Dr Suite 100-02, Allentown PA 18106
- Phone
- (484) 895-1352
Verifiable at: InterNACHI registry, file.dos.pa.gov (PA Department of State), BBB Lehigh Valley.
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
Written by
Mike SupInterNACHI Certified Professional Inspector · #21032009 · speaks English & Spanish