We Buy Houses for Cash in Philadelphia

Swifty Home Buyers buys houses in Philadelphia for cash, as-is. Our offers are firm cash offers with no financing contingency, there are no agent commissions and no repair requests, and you pick the closing date. This page covers the local pieces that can shape a Philadelphia sale. For the statewide rules, including the combined 4.578% Philadelphia realty transfer tax, see our Pennsylvania guide. This is general information, not legal advice.

Areas we cover: North Philadelphia, South Philadelphia, West Philadelphia, Southwest Philadelphia, Northeast Philadelphia, Northwest Philadelphia, Kensington, Germantown, Frankford, Olney, Port Richmond, Strawberry Mansion, Mayfair, Overbrook

Philadelphia runs a Residential Mortgage Foreclosure Diversion Program through its courts. Homeowners are directed to call the Save Your Home Philly Hotline at 215-334-HOME (215-334-4663), where callers are put in touch with a non-profit housing counselor. The counselor helps you provide financial and employment information and complete loan resolution applications, and a conciliation conference addresses qualification for available work-out programs. Under the court's rules, owner-occupied residential properties cannot proceed to sheriff sale unless a conciliation conference is held. The city also lists a Foreclosure Prevention Grant Program of up to $5,000 for homeowners three or more months behind on their mortgage. Its page does not say whether applications are currently open, so call the Division of Housing and Community Development at (215) 686-9749 to ask.

Delinquent water and wastewater bills can result in a lien on a Philadelphia property, and if liens are not resolved, the new property owner is responsible for the debt. Title companies must usually resolve water liens or judgments before a sale or refinance. You can search liens at water-lien.phila.gov by account number or address. Payoff requests go on the Water Department's form to wateramountdue@phila.gov at least 30 days before settlement, with a separate request for each address and account. On taxes, the city's warning notice says unpaid real estate taxes without a payment agreement could eventually lead to foreclosure and a public auction, and the city encourages payment agreements, including a version for owner-occupants.

A Rental License is required to rent out dwelling units in Philadelphia. It must be renewed annually, and conditions include being current on City taxes and fines, having no outstanding L&I violations, and, for properties built before March 1978, a lead-free or lead-safe certification. Rental licenses are not transferable, so a new owner must close the old license and apply for a new one. Owners must also give tenants a Certificate of Rental Suitability before move-in, and a new one each time they rent to a new tenant or renew a lease. It is free and is obtained through eCLIPSE. We also buy rental houses as-is.

• You are behind on your mortgage and were told to call Save Your Home Philly or attend a conciliation conference.
• A sheriff sale is scheduled on your Philadelphia home and you want a private option before the online auction.
• You inherited a rowhome and the deed is still in a relative's name.
• The property has water liens, back real estate taxes or open L&I violations.
• You own a Philadelphia rental with a lapsed rental license, pending lead certification or difficult tenants.

• Selling a house in Pennsylvania
• Sell as-is
• Inherited house
• Foreclosure

• Philadelphia Courts: Residential Mortgage Foreclosure Diversion Program
• City of Philadelphia: Save your property from foreclosure
• Philadelphia Sheriff's Office: Property listing and auction requirements
• City of Philadelphia: Search Philly water liens online
• City of Philadelphia: Resolve water liens and judgments
• City of Philadelphia: Warning of risk of tax foreclosure
• City of Philadelphia: Get help with clearing your home's title
• City of Philadelphia: Tangled title information sheet
• City of Philadelphia: Tangled Title Fund grant
• City of Philadelphia: Get the Homestead Exemption
• City of Philadelphia: Homestead Exemption 2026 deadline
• City of Philadelphia: Property Sales Certification
• City of Philadelphia: Search for property history
• City of Philadelphia: Get a Rental License
• City of Philadelphia: Certificate of Rental Suitability
• City of Philadelphia: Realty Transfer Tax rate is now 4.578%

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.