Most “we buy houses” companies can offer you one thing — a cash offer, almost certainly below market. As a licensed agent with 20 years of experience, I walk you through every option and tell you honestly which one serves you best.
Close in as few as 7 days. No showings, no repairs, no contingencies. Your home goes in front of thousands of investors simultaneously — they compete, you get a real number, not a single lowball.
List on the open market as-is — no repairs, no staging. In competitive markets, as-is listings attract multiple offers and often produce more than a single cash offer.
Light cleanup, priced right, sold fast — without a full renovation. Faster than traditional, higher than a deep-discount cash offer.
Own your home free and clear? Carry the note and collect monthly payments instead of a lump sum. Often achieves a higher total price over time.
Rent now, sell later. Lock in a future sale price today while collecting rent in the meantime.
Free 20-minute call with Dan. Every option on the table. No pressure, no pitch.
20+ years across Virginia, Maryland, DC and beyond. No situation I haven't seen. No judgment attached to any of them.
We can close in days — fast enough to stop the clock and protect your credit.
We handle the transaction so you can focus on what matters.
Bought as-is — full of belongings, no cleanout required.
You don't have to fix a thing. Buyers who want it exactly as it is.
Resolved at closing from your proceeds. We've navigated all of it.
Close on your timeline. Remote signing available.
Sell with tenants in place or vacant. Clean exit.
No judgment. Just options and a clear path forward.
Pennsylvania uses judicial foreclosure — your lender must file a complaint in the Delaware County Court of Common Pleas in Media before any sale can proceed. Before filing, lenders must send an Act 91 Notice giving you at least 30 days to respond and apply for assistance through the Pennsylvania Homeowner Assistance Fund (PAHAF) at phfa.org. PAHAF provides grants to eligible homeowners to bring mortgages current, and your application suspends the foreclosure clock while under review.
After a complaint is filed, the court schedules a mandatory conciliation conference before any judgment can be entered. Even after a judgment, additional steps must occur before a sheriff's sale can be advertised and held. From first missed payment to completed sale, the process typically runs 9 to 12 months in Delaware County — giving you real time to act if you start now.
Delaware County has one of the most bifurcated housing markets in the Philadelphia region. Affluent communities like Haverford, Swarthmore, and Media sit alongside Chester — one of Pennsylvania's most financially distressed cities. Foreclosure rates in Chester are significantly higher than the county average, and properties there often carry municipal liens, code violations, and deferred maintenance that complicate traditional sales.
We buy in Chester and understand its specific market dynamics. City liens, demolition notices, and condition issues do not prevent a cash sale — they factor into our offer and we manage them post-closing. If you have a Chester property in foreclosure, we are experienced in exactly this scenario.
Upper Darby, Drexel Hill, and Lansdowne represent Delaware County's densest inner-ring suburban markets — attached homes, rowhomes, and small lots with older housing stock. Foreclosure rates in these communities are higher than the county's suburban areas, and properties here often require significant updates to compete on the open market. We buy as-is across all of these markets without requiring any preparation before closing.
Even in lower-value Delaware County markets, homeowners who have owned for several years have equity worth protecting. Pennsylvania lenders can pursue deficiency judgments for six years after a foreclosure sale. A pre-foreclosure cash sale pays off your mortgage in full, eliminates that exposure, and puts net proceeds in your pocket rather than losing everything to a sheriff's sale discount.
Market data for Delaware County is being updated. Check back shortly.
Call or fill out the form. 2 minutes. No commitment, no judgment. Dan personally handles every inquiry.
Dan walks you through every realistic path with honest numbers on each one. No pressure, no pitch.
Fast as 7 days or as long as 90. Your timeline, your call.
“Dan explained every option clearly. We did a wholetail and netted $40K more than the cash offer we got elsewhere.”
“Inherited my dad's house and had no idea what to do. Dan walked me through everything with zero pressure. Closed in 3 weeks.”
“Facing foreclosure and thought I had no options. Dan helped me sell fast and kept my credit intact. Called on a Tuesday, closed in 18 days.”
Based on Google reviews · Dan White, Pearson Smith Realty
No judgment. No obligation. No pressure. Just an honest conversation with someone who has been through it all — across Virginia, Maryland, DC, West Virginia, Delaware, and Pennsylvania.