Josh Schoenly, REALTOR®, PA License RS307071 · eXp Realty, LLC, PA Broker License RB067456 · (888) 397-7352 x1034

Home / Sell a rental with tenants

Central PA seller situations

Selling a rental property with tenants in Central PA

Tired of being a landlord, or just ready to cash out? Tenants in the house don't mean you have to take a lowball offer.

The real worries when there are tenants in the house

Landlords usually come to me with the same list. Will the tenant cooperate with showings? Will they keep the place clean? Do I have to wait until the lease runs out? What if they stop paying once they hear the house is for sale? And will buyers even want a place with someone living in it?

Those are fair questions. A tenant who feels blindsided can make a sale harder. A tenant who's treated with respect and given a clear, short schedule usually makes it a lot easier.

The two options problem

Most owners think they've got two options. List it the regular way and juggle showings around a tenant for weeks or months. Or sell to an investor for cash, which is fast but often comes with a big discount because they know you're motivated.

A rental doesn't need a fire sale either. Packing every showing into one weekend means you're asking the tenant for three days, not three months. You can compare both paths on the 7-day sale vs instant cash offer page.

Tenant in place or vacant first?

This part is general information, not legal advice. The lease is the first thing to read: it may say how much notice you have to give for showings and what happens to the lease if the property sells. PA tenant notice rules vary, so check the lease and talk to an attorney if you're unsure. Security deposits and the lease usually transfer to the buyer if the tenant stays.

Sometimes selling with the tenant in place makes sense, especially to an investor buyer who wants the rent. Sometimes waiting until they move out and selling vacant brings more money from owner occupant buyers. We'll look at both in the Strategy Session. A lot of owners offer the tenant a little something for keeping the place show ready that weekend, and it tends to pay for itself.

How the 7-Day Stress-Free Home Sale handles it

Strategy and Pricing Plan. We walk the house, pull real comps and look at what an instant cash offer would realistically be. That cash number becomes the benchmark we're trying to beat.
Pre-list prep. We figure out what's actually worth doing and what isn't. Usually that's a clean out, a deep clean and a few small fixes, not a renovation. The what to fix guide and the seller checklist lay it out.
Professional photos. Buyers decide online first, so the photos have to be great.
Coming Soon. Before it hits the market, the home goes out as Coming Soon to buyer, investor and agent lists so people are lined up and ready.
Go live Thursday. The listing launches on a Thursday.
Friday to Sunday showings. One weekend, all the showings packed together. Buyers know others are looking at the same time, and that's what creates competition.
Monday to Tuesday offer review. We lay every offer side by side. The best one isn't always the highest price, so we look at terms, financing and timing too. You decide.

Want the full walk-through? Here's how the 7 days work.

What the results show

Across 31 documented 7-Day Stress-Free Home Sale closings:

31 out of 31 sold at or above list price
About 7 days on average to an accepted offer
114% average sold price vs list price
$28,400 average over list
68% went pending within 7 days

You can see every one on the results page, including a Harrisburg home sold in 11 days and a Harrisburg home sold in 7 days.

Past results don't guarantee future results. Every home and every market moment is different. Figures come from Bright MLS closing records; information deemed reliable but not guaranteed.

$0 cost to explore, no obligation

The Strategy Session is free. I'll walk the property, run the numbers and show you the cash offer benchmark next to what a 7-day sale could look like. If it's not the right fit, no hard feelings. And if we do go forward, you always reserve the right to accept, reject or negotiate any offer. Curious what it costs if you list? Here's the cost to sell breakdown, and here's what happens if it doesn't sell in 7 days.

Common questions

Can I sell my rental while the tenant is still living there?

Often yes. It depends on the lease, the tenant's cooperation and access for showings. Check the lease and talk to an attorney about your specific situation.

How much notice do I have to give a tenant for showings in PA?

It varies, and the lease usually spells it out. Check the lease first and ask an attorney if it isn't clear. We'll schedule everything inside one weekend to keep it simple.

Does the lease end when I sell the house?

Not automatically in many cases. Leases often transfer to the new owner. Read your lease and get legal advice for your situation.

Should I sell with tenants or wait until it's vacant?

It depends on your numbers and the likely buyer. Investors may pay for the rent roll, while owner occupants may pay more for a vacant home. We'll compare both.

Will an investor pay more because the house is already rented?

Sometimes, but an investor offer isn't your only option. With one weekend of showings and buyers competing, you get to see what the market really says.

What does it cost to talk through my options?

Nothing. The Strategy Session is $0 cost with no obligation.

Keep reading

This page is general information, not legal, tax or financial advice. Individual results vary based on property condition, location, and market conditions at the time of sale.

$0 cost. No obligation.

Tell me about the house and I'll walk the property, run the numbers and show you what the 7-Day Stress-Free Home Sale could look like. You always reserve the right to accept, reject, or negotiate any offer.

Prefer to talk? Call or text (717) 510-1452.