5 Top We Buy Houses for Cash Companies in Lancaster, PA
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Kelsey Morrison Former HomeLight EditorClose
Kelsey Morrison Former HomeLight EditorKelsey Morrison worked as an editor for HomeLight's Resource Centers. She has seven years of editorial experience in the real estate and lifestyle spaces. She previously worked as a commerce editor for World of Good Brands (eHow.com and Cuteness.com) and as an associate editor for Livabl.com. Kelsey holds a bachelor’s degree in Journalism from Concordia University in Montreal, Quebec, and lives in a small mountain town in Southern California.
If you’re looking to sell your home in Lancaster, Pennslyvania, whether it’s a ranch-style home that’s a little outdated or a split-level home in need of foundation repair, a “We Buy Houses” company could help you cash out quickly. This option can be particularly appealing if you’re short on time, expertise, or funds to get your home market-ready, allowing you to access the proceeds of the sale and move on to the next chapter of your life.
In this guide to securing a cash offer through a “We Buy Houses” company, we’ll weigh the pros and cons of this arrangement, and point you in the direction of some of the most reputable cash-for-homes companies serving the Lancaster, PA market. With a better understanding of the process, you’ll be able to make an informed decision that aligns with your home-selling goals.
Sell Your House Fast in Lancaster, PA With a Cash Offer
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 10 days. No showings, no repairs, no open houses. Available to sellers throughout Lancaster, PA.
Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Lancaster, PA area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in Lancaster, PA
Lancaster homeowners seeking a fast sale can benefit from the streamlined process offered by house-buying companies. Here’s how it generally works:
- Find a company: Research and select a reputable house-buying company in the Lancaster area that specializes in cash purchases.
- Submit your information: Provide the company with details about your property either online or over the phone to kickstart the process.
- Schedule a walk-through: A representative of the company will likely conduct an inspection of your home to determine its condition and market value.
- Receive an offer: Typically, the company will review the information you’ve provided and the findings from the on-site inspection, and then present you with a cash offer.
- Accept the offer: If the offer meets your expectations, you can accept it to move forward with the home sale.
- Close the sale: The company will handle most of the paperwork, and you can close the deal, often within a week, receiving cash for your home.
- Move out: Arrange to vacate your home by the agreed-upon date, completing the sale process.
Popular We Buy Houses for Cash companies in Lancaster, PA
If the process of selling to a house-buying company in Lancaster sounds good to you, the next step is to find a legitimate operation you can trust.
Ahead, we’ve compiled a list of some of the top companies that will pay cash for your parents’ Colonial or semi-detached home. By selling to one of these companies, you should be able to sell your Lancaster home in as little as a week or two.
Safe Home Offer
Kyle McCorkel, founder of Safe Home Offer, left his job as an industrial engineer to become a house flipper in 2015. He is local to the area and purchases homes in Lancaster and other parts of Pennsylvania. Safe Home Offer pays the sellers’ closing costs and can close transactions quickly, typically in 7–14 days. They present fair, no-obligation cash offers for homes in “as-is” condition and allow you to choose a closing date that works for your schedule.
Locations: Across Pennsylvania, including Lancaster
Closing costs: Safe Home Offer pays for closing costs.
Safe Home Offer has been accredited by the Better Business Bureau (BBB) since 2021 and holds an A+ rating. Reviewers appreciate the company’s fair offers based on market conditions and the convenience of skipping the usual market-ready preparations. “They were willing to work with us on a closing date when we had to deal with delays during the renovations on our new home,” wrote one former client. Safe Home Offer boasts a Google review rating of 5.0.
Website: safehomeoffer.com
Phone number: 717-489-2849
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Lancaster (and across the country) can request a cash offer for their home. Simple Sale connects you to the largest network of cash buyers in the US. Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold. This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different neighborhoods throughout Lancaster.
With Simple Sale, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Lancaster
Closing costs: No prep costs, no agent commissions, and no fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a HomeLight platform. HomeLight was founded in 2012 and is BBB-accredited with an A+ rating. The company has 4.8 stars on Google based on hundreds of user reviews. Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks and what he thought of the process overall.
Learn more: homelight.com/simple
Phone: 844-488-8455
Integrity First Homebuyers
Integrity First Homebuyers is a veteran-owned company that purchases residential and multi-unit properties for cash throughout Pennsylvania. They purchase homes in any condition and will even work with landlords who have tenants in place. The company can close deals in as little as seven days and pays all closing costs on behalf of the seller. You can call, text, or fill out their online form to get started.
Locations: Lancaster, as well as Adams, Cumberland, Dauphin, Lebanon, and York counties in Pennsylvania.
Closing costs: Integrity First Homebuyers pays all closing costs.
Integrity First Homebuyers has been BBB-accredited since 2018 and holds an A+ rating. They also have a 4.2-star rating on Google based on over 100 reviews. Positive reviews mention the company’s personable staff, outstanding service, and open communication. “Working with Integrity First Homebuyers was fast and easy,” wrote a former client. “They are very accommodating and take the pain and inconvenience out of selling a home.” Negative reviews mention low offers and unsolicited text messages and phone calls.
Website: integrityfirsthomebuyers.com/sell-my-house-fast-lancaster/
Phone number: 717-714-3307
Bigger Equity
BiggerEquity is a nationwide house-buying company that began operations in 2016. They purchase many different types of homes in “as-is” condition, including townhomes, condos, single-family homes, and even vacant lots. The company advertises that it can make a cash offer in as little as seven minutes, and can close deals in as few as seven days.
Locations: BiggerEquity buys houses throughout Pennsylvania, including Lancaster. The company serves homeowners in all 50 US states.
Closing costs: Sellers pay no closing costs; BiggerEquity covers them.
BiggerEquity has been BBB-accredited since 2018 and holds an A+ rating, as well as 4.8 stars on Google. Customer reviews speak to a smooth, transparent, and up-front process without pressure or surprises. “It was a gut feeling to go with BiggerEquity’s offer, and I’m glad I did because they delivered on every promise in the timeframe promised,” wrote one client.
Website: biggerequity.com/pennsylvania/lancaster/
Phone number: 866-333-8377
We Buy Houses Lancaster, PA
Founded in 1998, We Buy Houses is a national homebuying network with independent franchise offices, serving over 200 markets in 30-plus states. They purchase single-family homes, condos, land, and other types of real estate in any condition or price range. After providing some basic information about your property, the company will send a representative out to view the home and make a no-obligation cash offer.
Locations: Lancaster, PA, and hundreds of other markets nationwide
Closing costs: Sellers pay no closing costs. We Buy Houses covers them.
We Buy Houses has been BBB-accredited since 2020 and holds an A+ rating. Customer reviews on the company’s website speak to reliability, responsiveness, and fairness. “I contacted We Buy Houses, and they came out the same day to take a look,” wrote one client. “They made a very fair offer, and a deal was closed within two weeks.”
Website: webuyhouses.com/pa/Lancaster
Phone number: 1-877-932-8946
Why sell your Lancaster, PA house for cash?
Motivated by various urgent or practical needs, many Lancaster homeowners find cash-for-homes companies to be an appealing option for selling their properties. Here are some common scenarios where turning to a cash-for-homes company might be the right move:
- Job relocation: If you’re moving for a new job and need to sell quickly, a cash sale can simplify the transition.
- Divorce: Selling your home for cash can expedite the process of dividing assets during a divorce.
- Inherited property: If you’ve inherited a home that you’re not prepared to maintain or manage, a cash sale can be a straightforward solution.
- Downsizing: Ideal for those looking to move into a smaller, more manageable space or a retirement community.
- Major repairs needed: Selling to a cash buyer avoids the hassle and expense of making repairs before selling.
- Avoid open houses: For sellers who value privacy or wish to avoid the inconvenience of open houses.
- Foundation issues: Addressing foundation problems can be costly; a cash sale avoids these repairs.
- Facing foreclosure: Quick cash sales can provide a way out for homeowners facing foreclosure.
- Problem tenants: For landlords tired of managing rentals or dealing with difficult tenants.
- Selling from out of state: A cash sale simplifies the process for those who cannot manage a sale from afar.
Selling your Lancaster home for cash might offer a viable solution if you find yourself in any of these situations, providing a quick and straightforward way to move forward with your life.
Pros and cons of house-buying companies in Lancaster, PA
When considering selling your Lancaster home to a house-buying company, it’s important to weigh the advantages, such as speed and convenience, against the disadvantages, like receiving an offer that’s below market value. Here’s a quick breakdown of the pros and cons:
Pros
- Speed of sale: House-buying companies in Lancaster can close on your property quickly, often within a week, allowing you to move on with your life without delay.
- No need for repairs: Your home will be purchased as-is, removing the burden of costly and time-consuming repairs or renovations.
- Avoiding contingencies: Sales through cash-buying companies typically have fewer contingencies, which means fewer hurdles to jump over to complete the sale.
- Simplified process: The sale process is usually straightforward, with minimal paperwork and no need for open houses or staging.
Cons
- Below market value: Offers from house-buying companies are typically below market value, which means you might receive less than selling on the open market with a real estate agent.
- Limited negotiation: The offers are generally take-it-or-leave-it, with little room for negotiation on price.
- Scams: There is a risk of encountering scams, so it’s important to work with reputable companies and conduct thorough research.
- Not for every seller: If maximizing profit is your primary goal, selling to a house-buying company may not be the best route for you.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
When you decide to sell your Lancaster home to a “We Buy Houses for Cash” company, remember that the level of integrity and service you get can vary greatly. Your experience hinges on the character of the individual or group behind the offer. To achieve the best outcome, it’s crucial to vet the company thoroughly. Check reviews, read testimonials, and research its market presence and performance to gauge its reputation.
Before committing to any cash offer, take the time to carefully read the buying agreement. Understanding every detail of the contract is essential to protect your interests. This due diligence will help you feel confident in your decision, ensuring you work with a reputable buyer who values fairness and transparency in their dealings with you.
HomeLight suggests you consult with an experienced local agent to get a better idea of what your home might be worth if sold on the open market. Then compare it to your cash offer. HomeLight can connect you with a top-performing agent in the Lancaster market. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Lancaster, PA home quickly
iBuyers
iBuyers, or instant buyers, utilize automated valuation models (AVMs) to provide quick, all-cash offers for homes, usually in better condition. Operating mostly online, iBuyers like Opendoor and Offerpad offer a fast, straightforward selling process, with quick closings that typically occur within a matter of days or weeks. Be aware that iBuyers charge service fees of around 5%–6%, and primarily work with properties in good condition that are located in regions with homogeneous housing.
Listing with an agent
While cash-for-homes companies offer a quick turnaround, listing with a top agent in Lancaster’s seller-friendly market can also lead to a fast sale, potentially for a higher price. Agents can maximize your home’s market exposure and often sell homes at higher prices. They use comparative market analyses (CMA), which are often free, to determine the best listing price.
Partnering with a skilled agent could also yield cash offers close to market value. For those considering this route, HomeLight can connect you with a leading agent in the Lancaster area, giving you a more comprehensive view of your options.
FAQs on Lancaster, PA house-buying companies
By and large, most We Buy Houses for Cash companies in Lancaster are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a solid track record, you can be fairly confident that it’s legit.
That said, as with any financial transaction, it’s a good idea to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the Better Business Bureau website. Watch for anything that just doesn’t seem right.
As described in our pros and cons list above, most Lancaster “We Buy Houses for Cash” companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value minus their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your Lancaster split-level home could sell for $320,000 after repairs, but it’s going to need $30,000 of work to get there.
($320,000 x .70) – $30,000 = $194,000
In this example, a Lancaster We Buy Houses company might offer around $194,000 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of market value while charging a fee for their services.
When you accept an offer from a Lancaster We Buy Houses for Cash company, you will likely be coming to grips with a two-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once the offer is accepted. On the other side, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive is going to be the price you walk away with at the end of the deal. Of course, it’s always a good idea to flat-out ask the company if there are any hidden program fees that might impact your bottom line.
- Research and vet the house-buying companies that serve the Lancaster area. Our list above is a good place to start.
- Submit offer requests to a few of the companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.)
We Buy Houses for Cash in Lancaster, PA vs. top Lancaster, PA agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Lancaster, PA | Sell with a top Realtor in Lancaster, PA |
| Selling timeline | 7 to 30 days | 73 days average; 29 to attract an offer, 44 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash-For-Homes companies often handle title issues | Must clear title before you can sell home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 5.8% average |
| Closing costs | None | 1% to 3% of the home sale price on top of agent commission |
Example net proceeds
Below, we’ve put together one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Lancaster is currently worth about $200,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $225,000.
| Sell to a We Buy Houses for Cash company in Lancaster, PA | Sell with a top Realtor in Lancaster, PA | |
| Estimated sale price | ($225,000 x .70) – $25,000 = $132,500 | $200,000 |
| Market preparations | 0 | $2,000 (1% of sale price) |
| Agent commissions | 0 | $11,600 (5.8% of sale price) |
| Closing costs | 0 | $3,000 (1.5%) |
| Estimated take-home for seller | $132,500 | $183,400 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
Key takeaways
- Selling your Lancaster home to a Cash-For-Homes company can speed up the selling process, allowing you to move on quickly.
- These companies buy homes in their current condition, saving you the hassle and expense of making repairs.
- The process is straightforward, with minimal paperwork and no need for staging or open houses.
- Get a no-obligation cash offer for your Lancaster home in any condition via HomeLight’s Simple Sale platform, connecting you with a wide range of investors.
- Be prepared to receive offers that may be below market value, reflecting the convenience and speed of the sale. It’s important to know your home’s value before accepting any offer.
- Research and vet any cash buyer or house-buying company to avoid scams and ensure you’re getting a fair deal.
Sellers in Lancaster considering a Cash-For-Homes company should gather multiple offers and carefully consider their options before making a final decision. A top Lancaster agent can provide valuable insights on potential selling speed and price in the current market. Let HomeLight connect you with the right expert or solution for your situation, ensuring you make the best-informed decision.
Header Image Source: (Bruce Wendler / Unsplash)
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