Get An Offer Today, Sell In A Matter Of Days
When the Paycheck Stops but the Bills Don’t
A layoff, a medical event, a divorce, reduced hours — financial hardship rarely announces itself in advance. In Philadelphia, where many homeowners are one missed paycheck away from falling behind, a couple of missed mortgage payments can snowball fast: late fees, then an Act 91 foreclosure notice, then a court filing. If that’s where you are, take a breath. You have real options — and selling your house for cash is only one of them.
First, Know the Help Philadelphia Offers
We buy houses, but we’d rather you make an informed decision than a rushed one. If your goal is to keep your home, look at these programs first:
- PHFA’s HEMAP loan. Pennsylvania’s Homeowners’ Emergency Mortgage Assistance Program can lend up to $60,000 to bring a delinquent mortgage current if your hardship is beyond your control (layoff, illness, divorce) and you can show you’ll resume full payments within about 24 months. It’s a loan, not a grant — it must be repaid. If you received an Act 91 notice, meeting with an approved counseling agency within 33 days can pause the foreclosure clock.
- Philadelphia’s Mortgage Foreclosure Diversion Program. If a foreclosure is filed on your owner-occupied Philly home, the court schedules a conciliation conference — a required sit-down between you and the lender to explore a workout before any judgment. Call the Save Your Home Philly Hotline at (215) 334-4663 for a free housing counselor.
- OOPA for property taxes. The City’s Owner-Occupied Payment Agreement puts past-due Real Estate Taxes into an income-based monthly plan — no down payment, and payments can be very low for qualifying households.
- TAP for water bills. The Water Department’s Tiered Assistance Program caps your bill based on income, protects you from shutoff, and can forgive old water debt over time.
This is general information, not legal or financial advice — program rules change, so confirm details with the agency or a housing counselor.
When Selling Is the Smarter Move
Assistance programs buy time, but they work best when your income is coming back. If it isn’t — the job market in your field is thin, the medical situation is long-term, or the house was barely affordable before the hardship — every month of waiting stacks up interest, late fees, and stress while your equity quietly erodes.
Here’s the part many Philadelphia homeowners don’t realize: you can sell your house at any point before the sheriff sale. Pennsylvania foreclosure is a slow, court-supervised process — notice period, filing, conciliation conference, judgment, then sale — which usually leaves you months to act. Selling before it ends means you collect your equity, instead of watching the house go to the highest bidder at a sheriff sale and hoping something is left after fees.
Why a Cash Sale Works When Money Is Tight
Listing with an agent usually means repairs, cleaning, showings, months of uncertainty — and 5–6% commission. That math is hard when you can’t cover this month’s bills. A direct cash sale flips it:
- No repairs, no cleanout. We buy Philadelphia houses exactly as they sit. If deferred maintenance piled up while money was short, that’s fine — see how we handle houses that need major repairs.
- No fees or commissions. The offer we make is what you walk away with, minus only what’s owed on the property.
- Back taxes, water bills, and liens get paid at closing. Delinquent Real Estate Taxes, PWD balances, and other city claims come out of the sale proceeds — you don’t need cash up front. Details on our page about selling with a delinquent water bill or municipal liens.
- You pick the closing date. Need three weeks to find your next place, or need it done before a sheriff sale date? We build the timeline around you.
- No lender on our side to fall through. Cash means no financing contingency, no appraisal drama, no 45-day escrow that collapses at the finish line.
And if part of your hardship is a rental property that stopped performing — a vacant unit, or tenants who stopped paying — we handle that too: selling a house with problem tenants.
How It Works
Tell us about the property — five minutes by phone at (215) 515-7799 or through our short form. We’ll research it, make you a fair cash offer within 24 hours, and if it works for you, we close at a reputable local title company on the date you choose. No obligation, no pressure, and the offer costs nothing.
Ready to see your number? Get your fair cash offer today or call/text (215) 515-7799.
Frequently asked questions
Can I sell my house before the foreclosure is final?
Yes. In Pennsylvania you can sell any time before the sheriff sale is complete. Philadelphia’s court process — including the conciliation conference — typically gives you months of runway, but the earlier you start, the more equity you protect and the more options you keep.
Does being unemployed stop me from selling my house?
No. Your income only matters when you’re buying a house, not selling one. We’re the buyer, we pay cash, and there’s no lender qualifying anyone. Job loss has zero effect on your ability to sell or on what we offer.
I’m behind on property taxes and my water bill too. Is that a problem?
No — it’s normal in hardship situations. Those balances get paid out of the sale proceeds at closing, handled by the title company. You don’t need to bring money to the table; they just reduce your net at closing.
How fast can I actually get paid?
We make offers within 24 hours, and closing usually takes as little as two to three weeks — mostly title work. If you need a specific date (say, ahead of a sheriff sale or a move), tell us and we’ll work backward from it.
Should I take a HEMAP loan instead of selling?
If your income is coming back soon and you want to keep the home, HEMAP may be exactly right — talk to a housing counselor at (215) 334-4663 first. But remember it’s a repayable loan with eligibility rules. If long-term affordability is the real problem, selling while you still control the timing often protects more of your money. We’re happy to give you a no-obligation offer so you can compare both paths with real numbers.