Sell your York County house as-is. Close when you want.
York County Home Offer buys houses for cash across York County and Adams County, Pennsylvania: York, Hanover, Red Lion, Dover, Gettysburg, and the boroughs and townships in between. No repairs, no cleanout, no fees, no commissions. A written cash offer, usually within a day.
- Any condition
- You pick the closing date
- The math behind the number, in writing
- If listing nets you more, we say so
Prefer to talk? Call (717) 356-3019. You’ll get a person, not a call center.
The honest math, up front.
A cash offer on a York County house typically lands 10 to 25 percent under what the home would bring fixed up and listed, and what you get back for that discount is a sale with zero out-of-pocket cost. You pay no commission (a listing usually costs 5 to 6 percent), no seller closing costs, no repairs, and no cleanout, and you skip the months of carrying costs a listed house burns while it sits. We put an offer in writing usually within a day and close as fast as the title work allows, often within a few weeks, on a date you pick. When listing would net you more, we say so. The line-by-line math, including who pays Pennsylvania transfer tax, is on the cost guide, and the questions to ask any buyer are on the cash home buyers in York PA page.
Three steps. No games.
Tell us about the house
The form below or a phone call. Either takes five minutes. Address, rough condition, and your situation.
Get a written cash offer
We look at the property, run the numbers, and put a no-obligation offer in writing with the math shown, before you sign anything.
Close on your date
You pick the closing date. A Pennsylvania title agency handles the money and records the deed with the York County Recorder of Deeds. You walk away with cash and no house to worry about.
Whatever the house’s story is, we’ve bought one like it.
Inherited a house
Estates are the most common calls we get. We work around the Register of Wills timeline, buy as-is with everything left inside, and you never make a repair.
Behind on property taxes
A Tax Claim Bureau notice has a real clock on it. A cash closing before the upset sale date can protect the equity you still have.
Facing a sheriff sale
Pennsylvania foreclosure runs through the courts and ends at the York County sheriff sale. Selling before that date usually beats losing the house at it.
Tired landlord
We buy tenant-occupied properties in York City, Hanover, and the townships, including ones with expired leases or licensing headaches. The tenant becomes our problem, not yours.
House needs too much work
Roof, foundation, knob-and-tube wiring, City of York code violations, decades of deferred maintenance. We price it in and buy it as it sits.
Life is moving
Divorce, relocation, assisted living, downsizing. When the timeline matters more than the last dollar, a certain cash closing is worth a lot.
A cash offer is a trade. We’ll show you both sides of it.
A cash offer is below what a fixed-up house would bring on the open market. Anyone who tells you otherwise is selling something. What you get in return is speed and certainty at zero cost: no repairs, no agent commissions, no seller closing costs, no months of showings, and no deal collapsing over an inspection or a loan denial.
For some houses and situations that trade is clearly worth it. For others it isn’t, and when it isn’t, we’ll tell you listing is your better move. The principals of York County Home Offerhold a real estate license (in Maryland, not Pennsylvania) and buy here for their own account; we know what the retail market would pay, and we’ll put that number next to ours.
York County, and Adams County next door.
The City of York and every borough and township in the county, from Shrewsbury and Glen Rock on the Maryland line up to Manchester and Dover, east to Wrightsville, west to Hanover and Spring Grove. Across the county line we buy in Gettysburg, Littlestown, New Oxford, and the rest of Adams County. If you’re nearby but not listed, call anyway. The answer is usually yes.
The York County rules, in plain language.
Selling an inherited house in York County, PA: the Register of Wills, inheritance tax, and the disclosure exemption
Pennsylvania taxes inheritances and Maryland does not. Here is the order of operations for an executor selling a parent’s house in York County, from the short certificate to the REV-1500.
Selling a house with code violations in the City of York, PA
A code violation in York City does not stop a sale. It follows the property. Here is what the city actually requires, what a buyer takes on, and what you can leave alone.
The York County tax sale timeline: from delinquent to upset sale to judicial sale
York County sold at upset sale on September 17, 2026 and at judicial sale on June 4. Here is the calendar that gets a house onto those lists, and the last point at which a sale still saves your equity.
Straight answers to fair questions.
Do you charge any fees or commissions?
No. We are the buyer, not your agent, so there is no commission, and we charge no fees of any kind. We also pay the standard seller closing costs. The written offer amount is what you receive at closing, less anything you owe on the property (mortgage payoff, unpaid taxes, or liens, which the title company pays off from the proceeds).
How do you come up with the offer?
We start from what comparable houses in your neighborhood sell for after being fixed up, then subtract the actual repair costs, our carrying and resale costs, and our margin. We show you the math. A cash offer is below full retail. The trade is a lower number for a fast, certain sale that costs you nothing, and if listing would clearly net you more, we tell you.
How fast can you close?
As fast as the title work allows, often within two to three weeks of a signed agreement. Just as useful: we can close slowly. If you need to stay through a school year or wait out an estate timeline, you pick the date.
Do I need to clean out or repair anything?
No. As is means as it sits. Take what you want and leave the rest (furniture, junk, a full attic). We handle the cleanout after closing.
Do I still have to give you a seller disclosure statement?
Yes, in most cases. Pennsylvania’s Real Estate Seller Disclosure Law (68 Pa.C.S. 7301 and following) applies to residential sales whether the buyer pays cash or finances. Selling as is only means no repair negotiations. The one common exemption is a fiduciary selling for an estate, guardianship, conservatorship, or trust, who still has to disclose defects they actually know about. We never use the statement to renegotiate.
Find out what your house is worth in cash.
Five minutes, no obligation, and the math behind the number in writing before you sign anything.