Cash Offer for Your Buffalo, NY House

Buffalo, New York

Buffalo & Erie County situations we see often

Buffalo is known for its doubles, two-family houses with one flat stacked over the other, and for older wood-frame homes, so the properties we're asked about often have original wiring, aging roofs and porches, or a boiler or furnace near the end of its life. Owners who call us are often settling a parent's estate, stepping away from a rental, or selling from out of state after a move. In the city, every one- or two-family house that isn't owner-occupied has to be registered as a rental each year, even when it's vacant, and it's inspected every three years for a Certificate of Rental Compliance; without one, it can't lawfully be rented. Those rules are a common reason owners ask us to compare a cash offer with the cost of the next round of repairs.

Common ZIP codes we hear from:

14206
14207
14208
14209
14210
14211
14212
14213
14214
14215
14216
14220

Plus Cheektowaga (14225, 14227), Tonawanda (14150, 14217, 14223), Amherst (14221, 14226, 14228) and West Seneca (14224).

Before

After

Neighborhoods & nearby towns

Elmwood Village, Allentown, North Buffalo, Parkside, Black Rock, Riverside, Kaisertown, South Buffalo, Hamlin Park and University Heights, plus Cheektowaga, Tonawanda, Amherst, West Seneca and the rest of Erie County. Single-family and 2–4 unit buildings are both fine.

Nearby

Cheektowaga, Tonawanda, Amherst & West Seneca

We make offers across Erie County, not just inside Buffalo city limits. A few notes on the places we hear from most:

Cheektowaga

The Town of Cheektowaga borders the city's east side. Its postwar Capes, ranches and doubles are typical of what owners ask us about, often after a move or when an estate is being settled.

Tonawanda

The Town of Tonawanda borders Buffalo to the north. Many of its houses are mid-century Capes and colonials that need a roof, windows or a kitchen before they'd show well, which is when a cash offer is worth comparing.

Amherst

The Town of Amherst is northeast of the city. Owners here are often downsizing, relocating for work, or selling a house that has been rented out for years.

West Seneca

The Town of West Seneca is southeast of the city. Its ranches, split-levels and older homes come up often, whether they're vacant after a move or still have tenants.

Simple process

How it works in Buffalo

1

Call or form

Tell us about the Buffalo-area property. About two minutes.

2

Written offer in 24 hours

After a walkthrough or photos, you get price, costs and net in writing.

3

Written disclosure, then contract

You get our written disclosure to read and sign first, then the purchase contract. We may assign it to an investor buyer, and the sale closes with attorneys and a title company.

How this works in New York. New York does not require a separate wholesaler disclosure form the way Ohio does, but we give New York sellers the same written disclosure anyway. If you accept our offer, we sign a purchase contract with you, and we may assign that contract to another buyer who closes and pays you. We act on our own behalf and do not represent you. Our offer may be below what you could get by listing with an agent, and we may earn a fee from the buyer. Before you sign any contract, we will give you a separate written disclosure to read, sign and date. You are always welcome to get legal or professional advice first.

Homeowners at their kitchen table reading a written cash offer — A conversation about your options

Pricing

What Buffalo sellers usually ask us about price

Cash offers in Western New York are based on as-is condition and recent sales of similar houses nearby, minus the work a buyer will need to do. A double that needs a roof and new wiring is priced very differently from an updated single-family a few blocks away. Your written offer shows how we got to the number.

If you're comparing to a listing, ask for a net sheet either way: list price minus commission, repair credits, and the months of taxes, insurance and utilities while the house is on the market, versus our as-is net and your closing date. For a vacant inherited house, those carrying costs, plus the city's rental registration and inspection rules, often narrow the gap.

Laughing homeowner carrying a moving box out the front door — Close on your schedule and move when you are ready

Closing

Title, taxes and local closing notes

In New York, sales usually close with an attorney for each side and a title company insuring title; we never handle your money ourselves. In Erie County the transfer tax is $4.50 for every $500 of the price: $2 for New York State and $2.50 for Erie County. The Erie County Clerk collects it when the deed is recorded, the seller is responsible for it, and it appears on your net sheet along with recording fees. Owners 62 or older who have lived in a one- or two-family house for at least a year may qualify for a reduced rate, so tell us if that applies.

Behind on property taxes or water bills? Tell us early: it changes the offer math and the timeline, not whether we can talk. Inherited a house? Erie County estates are handled by the Erie County Surrogate's Court at Erie County Hall on Franklin Street in Buffalo, and we can work around the estate's timeline with the attorney or executor.

Who we help

Situations we help with

Living room of an inherited family home mid-cleanout with boxes

Inherited house

Inherited a house you don't plan to keep? Sell it as-is, without a full cleanout first.

Older house with peeling paint, a tarp on the roof and an overgrown yard

Needs repairs

Is the roof, basement or a code notice weighing on you? Skip the contractor bids and the open houses.

Side-by-side duplex rental house with two front doors

Tired landlord

Done with repair calls and turnovers? Tenants can stay; we work around leases.

Family loading suitcases into a car to relocate

Moving or relocating

Moving on and want one less thing to manage? Pick a closing date that fits your move.

Behind on payments? A written cash offer can help you compare your options. We can't promise to stop a foreclosure, and a HUD-approved housing counselor can help you look at every option.

As-is

Houses in every condition

Dated, damaged, cluttered or vacant: a house does not need to be fixed up before you ask for a written cash offer.

Room with water-damaged walls and a debris-covered floor

Room with damaged walls and plastic sheeting

Your call

Is a cash offer right for you?

If your Buffalo-area house is move-in ready and you can wait, a local agent will often get you a higher price. A cash offer fits when repairs, tenants, an estate, distance or timing make a normal sale hard. We'll give you an honest read either way.

Also serving:

New York hub Syracuse, NY Rochester, NY Ohio Michigan All locations How it works

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Questions sellers ask

Do you make offers outside Buffalo city limits?

Yes. We make offers across Erie County, including Cheektowaga, Tonawanda, Amherst and West Seneca. Call or fill out the form and we'll tell you quickly whether the property fits.

What will I sign before the contract?

New York doesn't require a separate wholesaler disclosure form the way Ohio does, but we give you one anyway. You'll receive it, read it, and sign and date it before any purchase contract is signed.

Can I sell a Buffalo rental that doesn't have a Certificate of Rental Compliance?

Yes. You can sell as-is, with or without tenants, and with open repair items. Tell us what the city has flagged so the offer accounts for it.

Who pays the transfer tax in Erie County?

The Erie County Clerk's office lists the seller as responsible for both the New York State and Erie County transfer tax. Your written offer shows it, along with every other closing cost, before you sign.

Do I need an attorney to sell in New York?

Most New York sales close with an attorney for each side, and we encourage you to have one review the offer, the disclosure and the contract before you sign.

Can I sell an inherited house in Buffalo?

Yes. If the estate is still open in the Erie County Surrogate's Court, we can work around the timeline with the estate's attorney or executor.

How fast can I get an offer?

After a short call and a look at the property, we present a written cash offer within 24 hours.

How fast can closing happen?

Closing is quicker than a traditional sale once title is clear, and you pick the closing date that works for you.

Do I need to make repairs or clean out the house?

No. You can sell as-is. Leave behind anything you don't want, and the cleanout is handled after closing.

Do I pay commissions or fees?

No agent commissions and no fees to request an offer. Your written offer shows the closing costs and exactly what you walk away with before you sign anything.

Get a written cash offer on your Buffalo house

Get your written cash offer