How to Find Cash Home Buyers in Allentown for a Hassle-Free Home Sale

Inside the Allentown cash home buyers market

Allentown’s cash home-buying market consists of various types of buyers, each with different goals and motivations:

• New residents: While Allentown’s population is declining slightly, newcomers are attracted to the city’s quality of life, relatively affordable cost of living, and proximity to major cities like New York and Philadelphia. Some new residents may opt to pay cash in order to streamline their homebuying experience.
• Baby Boomers: In February 2025, 32% of all home sales nationwide were cash transactions. Among Older Boomers and Silent Generation buyers, however, more than half paid cash for their homes (as of 2023). This reflects both their financial stability and preference for avoiding mortgages.
• Property investors: Institutional investors, house flippers, buy-and-hold investors, wholesale buyers, and iBuyers are each actively looking to capitalize on opportunities in Allentown’s housing market.
• iBuyers: iBuyers tend to make offers that are closer to market value compared to other investors. However, they typically charge service fees and operate within specific criteria, which can limit their availability to some sellers.

Pros of working with an Allentown cash home buyer

In most cases, a cash home sale is more streamlined than a traditional home sale. Here’s how collaborating with cash home buyers in Allentown could work to your advantage:

How to request a cash offer in Allentown

For an easy, reliable way to secure a cash offer for your property, consider using HomeLight’s Simple Sale platform. Simple Sale can connect you directly to the country’s largest network of pre-approved and vetted investors, saving you time and providing peace of mind.

After answering a few simple questions about your property, HomeLight can provide you with a no-obligation cash offer in as little as 24 hours. If you accept, the sale could close in as few as 10 days — no repairs, staging, or open houses needed. You can also choose a move-out date that fits your schedule — up to 30 days after closing.

While cash offers are often lower than what you might get on the open market, traditional home sales typically come with additional costs and fees totaling 9% to 10% of the sale price. Depending on your goals, selling for cash could ultimately save you both time and money.

How much are Allentown cash home buyers willing to pay?

House-buying companies and cash investors often purchase properties for less than market value while providing sellers with the benefit of a quick and hassle-free process. Property flippers usually follow the 70% rule, meaning they will pay up to 70% of a home’s after-repair value (ARV), including projected repair and renovation costs.

Local market conditions also influence cash offers. In a hot market, cash offers can approach 80% to 85% of a property’s ARV, while in a slower market, they can be significantly lower.

Allentown’s current housing market is competitive, reflecting the Lehigh Valley’s shrinking inventory, rising home prices, and increasing number of closed sales. Homes are also selling at above asking price, with a current sale-to-list ratio of 100.2%. In these types of conditions, cash offers may range toward the higher end of the spectrum.

What’s the process of selling to an Allentown cash home buyer?

If you’re looking for a quick and straightforward sale, selling your Allentown home for cash could be the best course of action. Here’s a basic overview of how the process typically works.

Complete the Pennsylvania Disclosure Statement

• What it is: In Pennsylvania, sellers must report any known material defects by completing the Seller’s Property Disclosure Statement.
• Why it matters: Compliance with mandated disclosure laws ensures buyers receive accurate details about the property’s condition. Even in a cash sale, these laws can act as a safeguard against complications.
• How cash buyers help: Many We Buy Houses companies in Allentown assist sellers with disclosure paperwork. While disclosures are mainly legal formalities in as-is sales, preparing them in advance can further streamline the process.

The buyer runs a title search on the property

• What it involves: Cash buyers typically perform a title search to verify ownership and identify potential issues like liens, undisclosed heirs, or boundary disputes.
• Why it’s important: Proactively addressing any title issues can ensure a smoother transaction while minimizing unnecessary delays.

The seller pays any associated fees

• Typical costs: While cash sales typically come with fewer closing costs, sellers may still be liable for transfer taxes, title insurance, escrow fees, and attorney fees.
• Pennsylvania’s transfer tax: Transfer taxes are typically paid at closing. Pennsylvania’s Documentary Stamp Tax is levied at 1% of the property’s purchase price. Usually, this fee is split between the buyer and seller, though it is negotiable who pays.
• Minimizing fees: Some “We Buy Houses” companies cover these costs, but their offers generally fall below market value, prioritizing convenience over higher profits.

Deciding to sell to Allentown cash home buyers

In today’s market, selling to cash home buyers in Allentown can be a practical option for homeowners in need of a quick, hassle-free sale.

Whether you choose to evaluate buyers on your own, partner with a local real estate agent, or explore a cash offer through Simple Sale, HomeLight can connect you with top-rated professionals and valuable resources. By tapping into Allentown’s active investor market, we help make the selling process faster and more efficient so you can close the deal with confidence.

Editor’s note: As a friendly reminder, this blog post is meant for educational purposes, not legal or tax advice. HomeLight always encourages you to consult your own advisor.

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