Sell your Montgomery County house fast, as‑is, for cash
We buy houses in Norristown, Lansdale, Pottstown and the rest of Montgomery County, whatever shape they're in. You get a written cash offer, and if your town's property transfer inspection flags repairs, we can sign the buyer's letter of intent and handle them after closing.
Get your free cash offer
Takes 2 minutes. Zero obligation. We respond within 1 hour during business hours.
No fees, no commissions, no obligation. Your cash offer comes in writing.
Rather talk it through? Call or text (215) 703-9223
- Written cash offer, no obligation
- Transfer inspection repairs? We sign for them
- No agent commissions
- Pick a closing date that suits you
Selling a house in Montgomery County: what's different here
Norristown is the county seat, so the court, the Register of Wills and the Tax Claim Bureau all sit there. Below the county level, MontCo's boroughs and townships write their own resale rules: Norristown and Pottstown inspect a house before it transfers, while Lansdale doesn't for single-family homes. Every fact links to its source.
General information from official court, county and state sources, not legal advice. Last reviewed October 19, 2026.
- Court of Common Pleas
- Montgomery County is the 38th Judicial District, with a Court of Common Pleas of 24 full-time judges in Norristown (Pennsylvania courts). Mortgage foreclosures from every MontCo town are filed there.
- Sheriff sales are online
- The Sheriff's Real Estate Division sells foreclosed property in online auctions on Bid4Assets that open at 1 p.m. on sale day. The remaining 2026 dates are October 28 and December 2, and a Sale Day Report listing each property is posted a week before (Sheriff Sales).
- Tax upset sales
- The Tax Claim Bureau holds upset sales each September and December for parcels whose taxes from two years earlier remain unpaid. Each property is advertised in two newspapers and the county Law Reporter within two months of the sale (Upset Sale).
- Transfer tax
- The county Recorder of Deeds collects and distributes the realty transfer tax and states it is 2 percent, which includes the 1% Pennsylvania share.
- Norristown transfer inspection
- The seller applies for a Property Transfer permit at least 30 days before settlement, with heating and chimney certifications from a contractor registered with the Municipality. If the inspector finds problems, they are fixed before an Occupancy Certificate issues, unless the buyer accepts them in writing with a Letter of Intent.
- Pottstown transfer inspection
- The Borough says property transfers require a full code compliance inspection before it issues a Certificate of Occupancy, and it publishes a Letter of Intent form for buyers. Residential rentals must also be registered and are inspected every two years.
- Lansdale is different
- Lansdale's code department answers no when asked whether a U&O is required for a single-family resale, and it counts half of a twin, a row home and a townhome as single-family.
- Probate
- The Register of Wills and Clerk of Orphans' Court is at 425 Swede Street, 4th Floor, Norristown. It takes walk-in probates from 9 a.m. to 3:30 p.m. on weekdays, offers online e-filing, and serves as the county agent for Pennsylvania inheritance tax.
- Free counseling
- Genesis Housing Corporation, 1430 DeKalb St., Norristown (610-275-4357), is on HUD's list for mortgage delinquency and default counseling. If you got an Act 91 notice, PHFA says to meet a counselor within 33 days to apply for HEMAP.
Selling for cash in MontCo, step by step
The county sets the courts and taxes; your borough or township sets the paperwork before transfer.
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Start with the address
Norristown, Pottstown and Lansdale handle resales three different ways, so the town decides how early we need to file. In Norristown that means a permit application a month before settlement.
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Compare our cash offer
We see the house once and give you a price in writing that assumes it stays as it is. Heating, chimney or code items from a transfer inspection get priced in, not added to your to-do list.
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Close through a title company
A licensed title company records the deed with the Recorder in Norristown, handles the 2% transfer tax, and pays off the mortgage, any Tax Claim Bureau balance, or the debt behind a listed sheriff sale.
Montgomery County situations we handle
How the county and borough rules play into each one.
Listed for a Bid4Assets auction
MontCo sheriff sales happen online, and a Sale Day Report goes up a week ahead. Selling before the auction pays the lender from your proceeds instead of leaving the price to bidders. Background: how long foreclosure takes in Pennsylvania.
Failed a Norristown or Pottstown inspection
Both towns let the buyer take responsibility for open items through a Letter of Intent. As an as-is buyer we can file it, so you don't have to hire contractors before settlement.
Handling a parent's estate
Probate happens at the Register of Wills on Swede Street, in person or through e-filing. Once the executor holds letters, we can close. Our inherited-house guide covers the inheritance tax side.
Two years of unpaid taxes
That is when a property becomes eligible for one of the county's September or December upset sales. A sale before then lets the delinquent taxes be paid at closing.
Landlord ready to exit
Pottstown licenses rentals and inspects them every two years; Norristown runs its own rental licensing too. We buy with tenants in place and take over from there.
Older house, big repair list
Old stone and frame houses can need heating, chimney or electrical work. You don't fix any of it; we buy the house the way it stands.
What transfer tax looks like in MontCo
The Recorder of Deeds gives one figure for the county: 2 percent. Under state law the buyer and seller are jointly liable, and your agreement of sale divides it.
| Share | Rate | On a $250,000 sale | On a $350,000 sale |
|---|---|---|---|
| Pennsylvania | 1% | $2,500 | $3,500 |
| Local (municipality and school district) | 1% | $2,500 | $3,500 |
| Total, per the county Recorder | 2% | $5,000 | $7,000 |
Rates from the Montgomery County Recorder of Deeds and the Pennsylvania Department of Revenue. Dollar figures are arithmetic on example prices, not quotes. The tax is figured on the deed value; your title company will confirm the exact amount.
Where we buy in Montgomery County
Selling a house in Montgomery County: common questions
Still have a question? Call or text (215) 703-9223 or email info@eternalhomebuyers.com.
Do I need an inspection to sell a house in Norristown?
Yes. The seller applies for a Property Transfer permit at least 30 days before settlement, with heating and chimney certifications, and the Municipality inspects the house before issuing an Occupancy Certificate. A buyer can accept open violations with a Letter of Intent.
Does Lansdale require a U&O to sell a single-family home?
No. Lansdale's code department says a U&O is not required for a single-family residential resale, and it treats half of a twin, a row home and a townhome as single-family.
What about Pottstown?
Pottstown requires a full code compliance inspection before it issues a Certificate of Occupancy on a property transfer. The Borough provides a Letter of Intent form for buyers who take on the repairs.
How do Montgomery County sheriff sales work?
They are online auctions on Bid4Assets that open at 1 p.m. on the sale day. The remaining 2026 sales are October 28 and December 2. You can still sell the house before the sale date.
When can unpaid taxes lead to a tax sale in Montgomery County?
The Tax Claim Bureau holds upset sales each September and December for parcels whose taxes from two years earlier are still unpaid. Properties are advertised within two months of the sale.
Where do I probate an estate in Montgomery County?
At the Register of Wills, 425 Swede Street, 4th Floor, Norristown. Walk-ins are taken 9 a.m. to 3:30 p.m. on weekdays, or you can e-file. The office also handles Pennsylvania inheritance tax returns.
More for Montgomery County sellers
Nearby areas
Sources
Official pages we used for the local facts on this page, checked October 19, 2026.
- Unified Judicial System of Pennsylvania, Courts of Common Pleas judicial districts
- Montgomery County Courts (38th Judicial District)
- Montgomery County Sheriff's Office, Sheriff Sales
- Montgomery County Sheriff's Office, Real Estate Sale Dates
- Montgomery County Tax Claim Bureau
- Montgomery County Tax Claim Bureau, Upset Sale
- Montgomery County Recorder of Deeds, Realty Transfer Tax
- Pennsylvania Department of Revenue, Realty Transfer Tax
- Municipality of Norristown, Use and Occupancy (Property Transfer)
- Borough of Pottstown, Inspection Information
- Borough of Lansdale, Code Enforcement FAQs
- Montgomery County Register of Wills and Clerk of Orphans' Court
- Montgomery County Register of Wills, Probate
- HUD housing counselor search, within 5 miles of Norristown
- PHFA, Homeowner's Emergency Mortgage Assistance Program (HEMAP)
This page is general information, not legal or tax advice. Rules, rates and sale dates change; confirm with the office linked above, an attorney, a tax professional or a HUD-approved housing counselor. Last reviewed October 19, 2026.
Get your Montgomery County cash offer
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- Close in as little as 7 days
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