We Buy Houses for Cash Across MD, DE, PA and South Jersey
Get a fair cash offer for your home.
No fees or commissions!
A sale should feel clear, direct, and respectful of your time. Family Owned Home Buyers purchases properties directly from owners—not as agents, not as a listing service, but as the end buyer who brings cash to the closing table. Sellers choose us because we show the math behind your price, we’ll match or beat other written offers whenever possible, and we keep the entire path simple: as-is, no commissions or fees, we cover closing costs, and closings in about ten days on the date you pick. If changing your financial picture quickly would ease the pressure, this is the calm, predictable way to do it.
Get Started!
FAST
When you need to dump your unwanted property fast - we'll be here ready to talk.
FAIR
If we are known for anything, it is providing offers that are transparent and fair.
TRUSTED
When you are selling a home, we know that trust is extremely important.
EASY
Do you really want to go through the hassle of staging, touring, and negotiating with buyers?
Why Sellers Choose Family Owned Home Buyers
Most “we buy houses” pages sound alike. We prefer to be specific, because your equity deserves precision.
Transparency you can audit
Your cash price is not a black box. We start from a realistic After Repair Value based on actual comparable sales, subtract a repair allowance tied to real work, include the typical resale and holding costs we cover on our side, and then add a modest margin so our family business keeps the lights on. The formula is straightforward:
ARV – Repairs – ~10% resale and holding – ~10% margin = Your Cash Offer.
You will see the comps, talk through repair scope at a high level, and understand each line before you decide. That clarity helps you compare offers apples-to-apples and move forward without second-guessing.
Competitive by design
If you already have a written cash offer, bring it. In many cases we can match or beat it. You shouldn’t have to trade a faster timeline for a weaker number, and you shouldn’t be pressured into saying yes before you understand the math.
As-is means no chores
No weekend painting projects, no contractor bidding, no deep clean. Take what matters to you and leave what you don’t. We price the home as it stands and take the project on after closing. For many owners, removing the to-do list is the difference between “someday” and “done.”
Zero out-of-pocket
There are no commissions and no service fees with us, and we cover 100% of closing costs. The number you hear is the number you can plan around.
Your calendar, not ours
Most sellers who want speed choose about ten days. If you need two weeks, thirty days, or a very specific date, we schedule to your life—not the other way around.
Family values, 24-7 responsiveness
You will feel the difference in how we communicate. We keep our promises, answer quickly, and treat your decision with the care we’d want for our own family.
Getting Started is Easy
It's never been easier to get started on offloading that unwanted property. Regardless of it's location, condition, or reason why you need to get rid of it, we want to talk with you! In as few as 10 business days, we can have a quick meeting, inspect your home, give you a fair market offer, and fund your new dream with cold hard cash.
Quick
Consultation
First things first, we need to have a quick conversation about the property you are looking to sell and what conditions we need to meet to make it worth your while.
Home
Inspection
Next, we schedule a home inspection to better understand the property that we may purchase! This is a quick, non-invasive tour of the home by a professional.
Home
Offer
After we understand the condition of your home, we formulate a fair home offer based on what is needed to bring it to market along with some other simple factors.
Fast
Closing
The benefit of working with us, is we deal in cash! After we have agreed to the terms and conditions of the sale, we can close in as few as 10 days!
How Your Cash Offer Is Calculated
Every property is unique, but the logic is consistent—and visible to you. Imagine a home that would reasonably sell for $320,000 after repairs based on nearby updated comps. The roof needs attention, the flooring is tired, the kitchen and baths are dated, and the exterior needs a clean-up. A practical repair allowance might be $40,000 to bring it to that after-repair level. On our side, the typical resale and holding costs—utilities, insurance, taxes, maintenance, closing and resale outlays—often round to ~10% of the ARV ($32,000). Our business margin—kept explicit and modest—adds another ~10% ($32,000). The math becomes:
- ARV: $320,000
- Repairs: −$40,000
- Resale and holding (~10%): −$32,000
- Margin (~10%): −$32,000
Estimated cash offer: $216,000
If you want to see the comps or talk through the repair line, we will. If you bring a competitor’s written offer at $214,000, we will attempt to match or beat it; and if we cannot, we will explain why so you can make the choice that serves you best.
Situations We Buy Houses In (we solve problems, not just transactions)
Inherited property & probate:
An inheritance often arrives with paperwork, timelines, and emotions. We coordinate with your attorney and the title company, confirm who’s authorized to sell, and align closing with family logistics. Concerned about cleanouts or items no one has time to sort? Take what matters; we’ll responsibly handle what’s left. If the estate requires court steps, we adapt your timeline and keep you updated—no pressure, no surprises.
Pre-foreclosure or behind on payments:
When the calendar is driving decisions, you need certainty. A direct, sell my house fast cash sale can protect equity and stop the clock on a stressful situation. We’ll be honest about deadlines and what’s realistic in your state, help you weigh alternatives, and move quickly when selling is the right call.
Relocation, job change, or downsizing:
Changing commutes, new roles, school calendars—life moves fast. We set a closing date that works for you, even if you need a rent-back or extra time to move. No open houses while you pack, no last-minute repair lists, no juggling contractors.
Divorce or major life transitions:
Privacy and predictability matter. We keep the process calm and documented: one point of contact, simple milestones, and a date that respects your next chapter. If multiple decision-makers are involved, we’ll make sure everyone sees the same math and timeline.
Tax or HOA liens, title issues:
Liens and clouds on title can feel like a wall. We work with the title company to resolve issues where possible, disclose timelines clearly, and structure closing so you aren’t stuck chasing signatures.
Low or no equity (upside down):
Sometimes the math is tight. We’ll tell you straight what is and isn’t feasible and help you compare outcomes. If a different approach serves you better than a we buy houses for cash sale, we’ll point you to it. Your outcome comes first.
Disrepair
Inheritance
Divorce
Fast Cash
Retirement
Relocation
Types of Houses We Buy (any condition, any style)
Unappealing Homes
Damaged Homes
Single Family Homes
Townhomes
Apartments/Condos
Your property doesn’t have to be “market-ready.” We routinely purchase: single-family homes, townhomes/rowhouses, and condos—updated, dated, or seriously distressed. If your search was sell my house as-is or we buy ugly houses, this is the work we do every day.
- Cosmetic fatigue: old flooring, worn paint, dated kitchens/baths. We price the refresh so you don’t have to.
- Structural or systems issues: roof, foundation, plumbing, electrical, HVAC. We budget real numbers and explain them.
- Fire or water damage: from kitchen fires to basement floods—we’ve bought and rebuilt both.
- Code violations / deferred maintenance: permits, inspections, fines; we handle the back-and-forth post-closing.
- Vacant or hoarder homes: take your essentials; we’ll manage the cleanout.
- Tenant-occupied: month-to-month, inherited tenants, or non-paying cases we’ll evaluate with care.
Prefer it in one sentence? If it’s a house and selling it as-is would make your life easier, we’ll look at it—and we’ll show you a price you can understand.
Where do we buy homes for cash?
We operate across Maryland, Delaware, Pennsylvania, and South Jersey with local knowledge and the same transparent, numbers-first approach everywhere.
Explore our regional pages to see how the process applies where you live:
- Maryland — Baltimore City and County, Montgomery, Prince George’s, Anne Arundel, Howard, Harford, Cecil, Frederick, Washington, Charles, Calvert, St. Mary’s, and the Eastern Shore.
- Delaware —
Wilmington and New Castle County, Newark, Bear, Hockessin, Pike Creek, Claymont, plus Kent and Sussex by request.
- Pennsylvania — Greater Philadelphia including Delaware and Chester counties, plus additional markets by request.
- South Jersey — Camden, Burlington, Gloucester, Salem, and select shore communities.
If your town is near a state line or not listed yet, ask. Coverage is broader than any short list can show.
Delaware
Salisbury, MD
Delaware County, PA
South Jersey
Chester County, PA
Cecil County, MD
We'll buy your house
anywhere in Pennsylvania and Maryland.
Selling With an Agent or Selling to a Cash Buyer
Both paths can work. The right fit depends on the condition of your property, your timeline, and your tolerance for delays and surprises.
When a house is already updated and you have time for showings, inspections, appraisals, and lender approvals, a traditional listing can sometimes net more. You will also carry the cost and effort of getting the home ready and you will typically pay commissions and potentially seller credits. If the home needs work, if your deadline is tight, or if privacy and certainty matter more than squeezing every last dollar, a direct cash sale is usually the cleaner, calmer answer.
Side-by-side comparison:
| Factor | List With an Agent | Sell to Family Owned Home Buyers |
|---|---|---|
| Out-of-pocket costs | Commissions (often 5–6%) and some closing costs | $0 commissions and we cover closing costs |
| Repairs and cleanup | Often needed to attract buyers and pass lender scrutiny | None — we buy as-is, take what you want, leave the rest |
| Showings and open houses | Yes, plus photography and staging | None — one brief walkthrough only |
| Appraisal and underwriting | Required for financed buyers | None — we purchase with cash |
| Timeline | Commonly 45–90+ days, sometimes longer | Commonly ≈10 days or your chosen date |
| Risk of falling through | Financing and inspection re-trades are common | Low — we are the end buyer with cash |
| Privacy | Yard signs, online listings, neighbors visiting | Private — no public listing, no foot traffic |
About Us
If you have a property and need to sell it fast, we personally would like the opportunity to make a fair all-cash offer with zero repairs on your end. We will pay all closing fees. Fill out our form and we will get back to you asap with a cash offer.
All Your Answers in One Place.
We get that there are too many questions to count in the beginning stages of selling your home. Hopefully the most frequently asked questions to the right can steer you in the right direction.
