A vacant house in Pennsylvania costs you money every month it sits empty, and it gets riskier the longer it stays that way. Whether you moved out, inherited the house, or a tenant left and you never filled it again, you have real options. This guide covers what a vacant house actually costs, the risks most owners miss, and the fastest way to sell it as it stands.
What a vacant house costs every month
Even with nobody living there, the bills keep coming:
- Property taxes, which keep coming due on the same schedule
- Insurance, which often costs more for a vacant property, and some policies limit coverage after a house has been empty for a set period, often 30 to 60 days depending on the policy
- Utilities you have to keep on to prevent frozen pipes in winter and mold in summer
- Lawn care, snow removal, and basic upkeep so the property does not draw city citations
- A mortgage payment, if there is still a loan on the house
Add those up over six months or a year and a house that felt free to hold can cost thousands of dollars, before you fix a single thing.
The risks owners do not see coming
Vacant houses attract problems that occupied houses do not. Copper theft, vandalism, squatters, burst pipes that run for days before anyone notices, and small roof leaks that turn into major water damage are all common. Cities and boroughs in Pennsylvania also cite vacant properties faster for overgrowth, broken windows, and unsafe conditions, and those citations can turn into fines and liens.
Every month empty also makes the house harder to sell the traditional way. Buyers and agents can tell when a house has sat. It smells stale, systems have not been run, and nobody knows if the furnace, plumbing, and roof still work until someone tests them.
Your options for selling
Fix it up and list it with an agent. This can bring the highest price if the house is in good shape underneath, you are local, and you have the cash and time for repairs, cleanout, and months of carrying costs while it is listed and under contract. You will also pay a commission, typically around 5 to 6 percent, plus closing costs.
List it as is. You skip the repairs, but you still deal with showings, a vacant house sitting on the market, and buyers whose lenders may refuse to finance a house with condition problems. Expect price cuts the longer it sits.
Sell directly to a cash buyer as is. No repairs, no cleanout, no showings, no commissions, and no more monthly bills once it closes. You can take what you want from the house and leave the rest. For heirs who live out of state, owners who already moved, and anyone tired of paying to hold an empty house, this is usually the simplest path.
What to do before you sell
Check on the house in person or have someone you trust do it, and shut off water if the house will sit through winter without heat. Pull together the basics a buyer will ask for: who is on the deed, whether there is a mortgage, whether taxes are current, and whether the estate is settled if you inherited the property. If you are not sure about any of that, say so. A real buyer can help sort it out from public records.
Do not let insurance lapse while you decide. One burst pipe or one fire in an uninsured vacant house can wipe out whatever equity you were trying to protect.
How we buy vacant houses
Expert Land Sellers buys vacant and long empty houses across Pennsylvania and the rest of the Northeast, exactly as they stand, belongings and all. Send us the address and tell us how long it has been empty and what is going on. We look at the property and recent comparable sales, then come back with a written cash offer within 24 hours, with no obligation.
If you accept, we can close in as little as 10 days, or pick a date that works better for you. You pay no agent commissions and no fees to us. Once it closes, the taxes, insurance, upkeep, and risk are off your plate for good.
Call 603-704-1007 or send your property details through our contact page to get your written offer within 24 hours.