We buy houses in Franklin as they are, for cash, on your timeline. No repairs, no cleaning out, no agent commission.
Photo: Zrudisin, CC BY-SA 4.0, via Wikimedia Commons (darkened)
A lot of "we buy houses" companies advertise in Franklin without ever having been here. Venango Home Buyers is run out of Franklin. When you call, you talk with Cody, Lisa, or Mike, and the person who looks at your house already knows the town and what houses in your part of it actually sell for.
That matters when it's time to make an offer. We can walk through the house in person, give you a number based on real Franklin sales, and still be around after closing if a question comes up.
A large share of Franklin's houses were built before 1940. They have real character, but they also tend to have the things that stall a traditional sale: older wiring, aging boilers and roofs, stone foundations, lead paint, and years of deferred maintenance that a buyer's inspector will list page by page.
Most buyers need a mortgage, and lenders, especially on FHA loans, often require problems to be fixed before closing. When they aren't, the sale falls through or the price gets renegotiated at the last minute. Meanwhile you're still paying the taxes, insurance, and utilities.
We buy the house as it is. There's no inspection back-and-forth, no lender to satisfy, and no repairs for you to make.
In Venango County, estates go through the Register of Wills at the courthouse on Liberty Street in Franklin. Once the executor has authority to sell, we can buy the house with the contents still inside and close when the estate is ready. We're glad to work directly with your estate attorney.
Franklin rentals can pay, but older buildings and tenant turnover wear people down. We buy rentals vacant or with tenants still in place, so you don't have to wait out a lease or fix up units before you sell.
In Pennsylvania, delinquent real estate taxes are handled by the county Tax Claim Bureau, and a property that stays delinquent can be put up for tax sale. Selling before that point lets you pay off what's owed at closing and keep whatever equity is left.
Pennsylvania foreclosures go through the courts and end with a sheriff sale. If you can't catch up, selling before the sale date pays off the loan at closing so the house isn't sold at auction. If keeping the house is realistic, talk to your lender or a HUD-approved housing counselor first. That's often the better option, and we'd rather you know it.
Fill out the form below or call. We'll ask a few questions about the house and your situation, then set a time to see it. After the walkthrough, we'll give you a written offer and explain how we got to the number. There's no pressure and no obligation. If you accept, we close through a title company on the date you choose, and you walk away with a check.
Besides the city itself, we buy in the towns and townships around Franklin, including Polk, Utica, Sugarcreek, Cooperstown, and Rockland. We also buy in Oil City, Grove City, and Butler.
No. We buy the house as it is, including whatever is still inside. Take what you want to keep and leave the rest.
There's no agent commission and no fee to get an offer. We typically pay the normal closing costs, and we'll show you exactly what you'll walk away with before you sign anything.
We look at what comparable Franklin houses sell for once they're fixed up, then subtract the cost of repairs and what it costs us to buy, hold, and resell. We'll walk you through the numbers so you can see how we got there.
Usually, yes. An as-is cash offer is typically below what the same house would bring fully repaired on the open market. In exchange, you skip repairs, commissions, months of holding costs, and the risk of a buyer's financing falling apart. If your house is in good shape and you have time, listing may net you more, and we'll tell you that.
As fast as about a week once the title is clear, or later if you need more time to move. You pick the date.
Expect a call or text within 24 hours.
Questions in the meantime? (814) 346-1757