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We Buy Houses for Cash in Montgomery County, PA

Sell your Montgomery County house as-is. No repairs, no agent commissions, you pick the closing date.

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About selling in Montgomery County

Montgomery County reaches from Lower Merion and Cheltenham to Norristown and Pottstown, and what a seller has to file depends on the county office involved and, above all, on the municipality. Swifty Home Buyers purchases houses for cash anywhere in the country, including here. Our offers are firm, with no financing contingency, no agent commission and no repair requests, and the seller chooses the closing date. This is general information, not legal advice.

Areas we cover: Norristown, West Norriton, Pottstown, Abington, Cheltenham, Jenkintown, Lower Merion, Upper Moreland, Upper Hanover

Sheriff sales are online auctions, not courthouse bidding

Montgomery County's Sheriff conducts real estate sales as public online auctions through Bid4Assets, and the county's sale-dates page says registration is required to take part. Auctions open at 1 p.m. on sale day. The county posts a yearly calendar with each sale date, the attorney filing deadline and the Bid4Assets registration cutoff. A July 2026 conditions-of-sale supplement from the Sheriff lists a $10,000 deposit plus a $35.00 processing fee paid to Bid4Assets before the auction starts, the remaining balance due within 12 calendar days of the sale, forfeiture of the deposit on default, and an AS IS sale with no express or implied warranties. Confirm current terms with the Sheriff's Office. Bidders are told to research liens and other mortgages themselves.

Tax Claim Bureau: upset sale, then judicial sale

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Act 91 notices, HEMAP and counselors in Norristown

The Pennsylvania Housing Finance Agency says its HEMAP loan program requires an owner to be at least 60 days behind and to have received an Act 91 notice, and that the face-to-face meeting with a designated counseling agency must happen within 33 days of the notice date. The program page describes an owner-occupied one- or two-family residence, a maximum of $60,000, and foreclosure actions ceasing as long as the procedural time limits are met. Genesis Housing Corporation, a HUD-certified counseling agency at 1430 DeKalb Street, Suite 2020, Norristown (610-275-4357), says it works with homeowners who are delinquent on their mortgage or taxes. Legal Aid of Southeastern Pennsylvania, at 625 Swede Street in Norristown, serves Bucks, Chester, Delaware and Montgomery counties and says it helps homeowners avoid mortgage foreclosure; its helpline is 877-429-5994.

Probate and recording both sit in One Montgomery Plaza

The Register of Wills is on the 4th floor at 425 Swede Street, Norristown (610-278-3400), open Monday to Friday 8:30 a.m. to 4:15 p.m., with no appointments or walk-ins after 3:30. It encourages e-filing and collects inheritance tax as the Commonwealth's agent. For probate by mail or courier, its instructions call for the original will, the original death certificate and an estate information sheet, and no Webex meeting is scheduled until the originals arrive. The Recorder of Deeds is on the 3rd floor (610-278-3289), open 8:30 a.m. to 4 p.m. The county says every document, paper or e-recorded, must be registered by the Board of Assessments before it is recorded and must carry the 12-digit parcel number. Its page states a 2 percent realty transfer tax, calls for the REV-183 statement of value, and says the recording and tax payments go on two separate checks. The municipality may require a fee to register the deed.

Norristown: transfer permit, sewer lateral and fees

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Pottstown transfers and rental licenses in two towns

Pottstown's property transfer application lists $140 per unit for a single-family home or duplex, a $50 administrative fee to transfer a regular or conditional certificate of occupancy, two on-site appointments included, a $100 charge for a failure to show, and a note to allow three to four weeks for appointments (610-970-6520). Rental rules matter if the house has tenants. Pottstown's code requires a rental license at least once every 24 months, says a license cannot be transferred, has the new owner apply on a sale, and says failing to obtain licensing within 60 days of the transfer results in revocation, with fines of at least $600 per unit for each month the violation exists. Norristown's Chapter 245 requires licenses for dwellings rented to nonfamily members, from single-family homes to apartment buildings; its 2026 fee schedule lists $75 per unit and a $100 penalty for failing to obtain one by January 15, with owner-occupied units exempt.

Abington and Cheltenham: affidavits more than inspections

Abington Township's website says it does not require a Use and Occupancy Permit for residential, non-business properties and that buyers are responsible for any inspections they choose. For a residential transfer other than a vacant lot, the township's form is a notarized Affidavit for Display of Street Numbers and Installation of Smoke Detectors and Carbon Monoxide Detectors. Cheltenham's Chapter 217 has the seller provide four items at or before settlement: a zoning district certification, a certification on whether the use complies with township ordinances, a street-number affidavit and, for single-family dwellings, a smoke detector affidavit. The township issues them within 15 days of receiving an application, may rely solely on the application instead of inspecting, and deed registration is blocked without them, with fines up to $600. The fee chapter, adopted by Resolution 33-24 effective January 1, 2025, lists $40, so confirm the current fee with the township. Its vacant building registry lists $400 a year for one- and two-family buildings.

Common situations

  • A Bid4Assets sheriff auction is on the calendar for your Norristown or Cheltenham house and you would like to compare a private closing.
  • The foreclosure papers came with an Act 91 notice, and the 33-day window for a counseling meeting is running.
  • Real estate taxes are two years behind and the property is headed toward the Tax Claim Bureau's upset sale.
  • You inherited a Montgomery County home and the probate paperwork in Norristown is still unfinished.
  • A transfer permit, sewer lateral or lapsed rental license in Norristown or Pottstown stands between you and a closing.
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Montgomery County seller FAQ

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Nearby markets

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Sources and last reviewed

Last reviewed: September 2026. General information only, not legal or tax advice. Rules vary by county and municipality and change over time; talk to a local real estate attorney or title company before you decide.

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(732) 329-7659
Call (732) 329-7659