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Facing a tough decision about your home? Let's talk it through.

We help Eastern PA homeowners navigate probate, foreclosure, and life transitions with a fair cash offer and real options. No pressure. No obligation.

Get a Free ConsultationCall or Text (267) 550-0102
Serving Eastern PA Since 2018
100% Confidential

Local to Montgomery, Bucks, Berks, Lehigh, Northampton, and Delaware Counties.

Ready to Get Started?

Contact us today for a free, no-obligation consultation about your home in Eastern Pennsylvania.

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Your details are safe with us. We never share your information.

Whether you inherited a property, fell behind on payments, or you are just tired of being a landlord, you have more options than you think.

How it works

1

Tell us about your situation

Fill out the form or give us a call. Share as much or as little as you are comfortable with.

2

We listen, then present real options

A fair cash offer, creative terms that fit your situation, or a referral if we are not the right fit.

3

You choose what works for your family

Close on your timeline. No pressure, no pushy tactics, no obligation.

4.9 / 5 average rating

What homeowners say

“Root Estates made investing simple and fast. Highly recommended! Their market insights helped me find the perfect rental property in Bucks County.”
Jane D.Investor
“Professional, responsive, and trustworthy. Helped me sell my property easily. They handled everything from pricing to closing. Truly stress-free.”
Mark R.Homeowner
“After my husband passed, I didn't know what to do with our home. Root Estates treated me with such kindness and respect. They made a fair offer and handled everything.”
Margaret T.Homeowner
“Other companies felt pushy and aggressive. Root Estates was different. They listened, explained my options, and never pressured me. I sold on my timeline and got a fair deal.”
James R.Homeowner
A typical Pennsylvania home

We are not a hedge fund. We are a family business.

Root Estates Group has served Eastern Pennsylvania homeowners since 2018. We are local. We are small on purpose. And we focus on the situations most investors avoid.

Probate properties with multiple heirs. Foreclosure timelines that feel impossible. Landlord burnout. Inherited homes that need more work than anyone in the family has time for. These are the calls we take every week.

Our approach is simple. We listen first. We present real options, not pressure. And if we are not the right fit for your situation, we will tell you and point you to someone who is.

Behind on Mortgage Payments?

Foreclosure is stressful. It is not inevitable.

In Pennsylvania, the process typically takes 6 to 12 months from your first missed payment to a sheriff sale. That time is your window to act. Understanding the timeline gives you the power to make a decision before one is made for you.

8 ways to stop a foreclosure

  1. Reinstate the loan by paying what is owed
  2. Request a loan modification or forbearance
  3. Sell the property before the sheriff sale
  4. Deed in lieu of foreclosure
  5. File for bankruptcy (last resort)
  6. Negotiate a short sale with the lender
  7. Sell to a cash buyer like Root Estates Group
  8. Contact a HUD-approved housing counselor

Do not wait until the sheriff sale date. The sooner you reach out, the more options we have. We can often close before the sale date, letting you walk away with cash and your credit intact.

Get Help Now. No Obligation.

The PA foreclosure timeline

1

Missed Payments

30 to 90 days past due. Your lender begins collection efforts and reports to credit bureaus.

2

Notice of Default / Act 91 Notice

Pennsylvania law requires lenders to send an Act 91 Notice before filing. You have 30 days to respond.

3

Sheriff Sale Scheduled

The court sets a sale date. You typically still have time to act before this date.

4

Judgment and Eviction

If the sale proceeds, ownership transfers and eviction can begin. Acting early prevents reaching this stage.

Understanding Probate

Dealing with a probate or inherited property?

Losing a loved one is hard enough without managing their estate. Probate in Pennsylvania typically takes 6 to 12 months. We work with estate attorneys and executors to make selling the property as simple as possible.

The 7-step probate process in PA

  1. 1File the will with the Register of Wills
  2. 2Apply for Letters Testamentary or Letters of Administration
  3. 3Notify beneficiaries and creditors
  4. 4Inventory and appraise the estate's assets
  5. 5Pay outstanding debts, taxes, and expenses
  6. 6Distribute remaining assets to beneficiaries
  7. 7File final accounting and close the estate

Key things to know

  • Pennsylvania inheritance tax ranges from 0% to 15% depending on the relationship to the deceased
  • Probate typically takes 6 to 12 months for simple estates
  • You can sell inherited property during probate with court approval
  • Properties sold as-is through probate avoid costly repair requirements
  • Capital gains tax is based on fair market value at time of death (stepped-up basis)

Our probate process by county

Select your county for local Register of Wills information.

Montgomery County

Pennsylvania

Montgomery County probate follows standard PA procedures. We regularly help executors and families in Norristown, Lansdale, Pottstown, and surrounding communities.

Register of Wills

One Montgomery Plaza, Suite 303, Norristown, PA 19404

(610) 278-3400
Get a Probate Property Offer in Montgomery County

Free guides to help you think clearly

Real information, written in plain English. No sales pitch.

Probate Property: A Family's Guide to Options

What happens when you inherit a home and the family cannot agree on what to do next.

Foreclosure Timeline: What to Expect in Pennsylvania

A clear walkthrough of the PA foreclosure process and the options at each stage.

Selling an Inherited Home: 7 Things to Know First

Tax basis, probate, multiple heirs, and the quiet mistakes that cost families money.

Common questions

Ready to talk? No pressure, just a conversation.

Get My Cash OfferCall or Text (267) 550-0102