4 Top We Buy Houses for Cash Companies in Buffalo, NY
- Published on
- 14 min read
-
Richard Haddad, Executive EditorClose
Richard Haddad Executive EditorRichard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.
-
Sam Dadofalza, Associate EditorClose
Sam Dadofalza Associate EditorSam Dadofalza is an associate editor at HomeLight, where she crafts insightful stories to guide homebuyers and sellers through the intricacies of real estate transactions. She has previously contributed to digital marketing firms and online business publications, honing her skills in creating engaging and informative content.
Navigating the home-selling process in New York can be challenging, especially when unexpected circumstances arise, such as a job loss or medical emergency, requiring quick financial relief. For homeowners facing such situations, “We Buy Houses” Buffalo companies offer a practical solution.
These businesses provide all-cash offers for homes, regardless of their condition. More importantly, they can close deals in just days, eliminating the lengthy waiting period typical of traditional sales. Homeowners who lack the time, expertise, or funds for repairs can find reassurance in these companies, allowing them to sell swiftly and move forward.
If you’re ready to turn the page and embrace a fresh start, a Cash-For-Homes company may be exactly what you need. In this post, we present the process, pros, cons, and everything in between to ensure you make the best decision for your unique situation.
Sell Your House Fast in Buffalo NY With a Cash Offer
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 10 days. No showings, no repairs, no open houses. Available to sellers throughout Buffalo NY.
Working with house-buying companies in Buffalo, New York
Partnering with a house-buying company facilitates a quick home sale. Here’s an overview of the steps involved in selling your home for cash:
- Research reputable companies: Identify trusted We Buy Houses businesses in Buffalo. Look for reviews and testimonials, and watch out for any red flags.
- Request an offer: Reach out to your chosen company and provide them with details about your home. Some companies will present a preliminary, no-obligation cash offer right after your first contact.
- Schedule a home inspection: If you’re interested in their offer, the company will arrange an in-person visit to assess the condition of your home. This helps them verify the value and any potential repair costs.
- Review the formal offer: After the inspection, you’ll receive a finalized offer. Remember, these offers are generally take-it-or-leave-it, without much room for negotiation.
- Close the deal and move on: If you accept the offer, the company will handle the paperwork. Closing usually happens quickly, often within a week or two, sometimes sooner in more urgent situations.
Popular We Buy Houses for Cash companies in Buffalo
If the speedy process of selling to a house-buying company in Buffalo sounds good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some top companies that will pay cash for your Mid-century Modern home or your parents’ Federal-style house. By working with one of these companies, you can sell your Buffalo home in as little as a week or two.
Rust Belt Cash Offer
Rust Belt Cash Offer, a trusted, family-owned real estate company based in Buffalo, New York, helps homeowners sell their properties quickly and easily, no matter the condition or situation. By providing direct cash offers and closing within 14 to 21 days, they eliminate the need for agents, lenders, and a drawn-out listing process.
Their goal is to make selling a home as smooth and reliable as possible, with fast turnaround times and personalized support. Rust Belt Cash Offer works with all types of properties, whether vacant, occupied, or in need of major repairs.
Locations: Buffalo and surrounding areas in New York
Closing costs: Sellers pay no closing costs; Rust Belt Cash Offer covers them.
Given its consistent professionalism and trustworthiness, Rust Belt Cash Offer has been accredited by the Better Business Bureau since 2021 and currently holds an A+ rating. Customers highly appreciate the services and staff, consistently highlighting their compassion, professionalism, and efficiency.
Many clients faced difficult situations, such as foreclosures or homes needing significant repairs, and found relief with the company’s seamless approach. The team’s ability to handle all expenses, including legal representation, and their “buy as-is” policy were particularly beneficial.
Clients often recommend the company to friends and family. The business has a Google rating of 5 stars based on a limited number of reviews.
Website: rbcashoffer.com
Phone number: 716-800-2274
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Buffalo (and across the country) can request a cash offer for their home. It connects you to one of the largest networks of cash buyers in the U.S.
Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold. This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Buffalo.
With the platform, you can get a no-obligation, all-cash offer in as little as 24 hours and sell your home in as few as 7 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Buffalo
Closing costs: No prep costs, no agent commissions, and no fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a platform by HomeLight, a real estate solutions company founded in 2012. Given its strong focus on excellent customer service, it has been BBB accredited since 2019 and now proudly maintains an impressive A+ rating. The company has 4.8 stars on Google based on hundreds of reviews.
Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks, and what he thought of the process overall.
Website: homelight.com/simple
Phone: 844-488-8455
Buffalo Brick & Mortar LLC
Buffalo Brick & Mortar LLC, established in 2019, is a family-owned real estate solutions company based in Buffalo, New York. The staff focuses on offering win-win solutions for homeowners in challenging situations such as foreclosure, probate, and divorce.
The company presents offers within 24 hours of receiving key property details. To further facilitate a stress-free selling process, it accommodates sellers’ timelines when closing deals.
Locations: Buffalo and areas in Western New York
Closing costs: Sellers pay no closing costs; Buffalo Brick & Mortar covers them.
Buffalo Brick & Mortar has been BBB accredited since 2022 and holds an A+ rating. The company receives glowing feedback from clients for its professionalism, transparency, and reliability. Many clients commend the team for their patience, understanding, and “down-to-earth” approach.
The staff stands out for their prompt responses, guidance through the selling process, and genuine concern for clients’ emotional attachments to their homes. The company’s ability to provide fair cash offers and streamline the home-selling experience underscores its commitment to ensuring customer satisfaction and trustworthiness in the industry. Buffalo Brick & Mortar has a Google rating of 4.6 stars.
Website: buffalobrickandmortar.com
Phone number: 716-403-2016
Leave The Key Homebuyers
Leave The Key Homebuyers simplifies the home-selling process for those interested in cash offers. Its three-step transaction involves requesting an offer online, meeting the company for inspection, and choosing the closing date.
The company promises no hidden fees, closing costs, appraisals, inspections, or mortgage contingencies. Specializing in different types of real estate, it buys single-family, multi-family, land, and commercial properties. Leave The Key Homebuyers presents an offer within 24 hours of viewing the house and closes on the seller’s preferred timeline, even in as little as five days.
Locations: Buffalo and surrounding areas, such as Brooklyn and Long Island
Closing costs: Sellers pay no closing costs; Leave The Key Homebuyers covers them.
A trustworthy business, Leave The Key Homebuyers earned the highest rating from the BBB and has been accredited since 2023. On Google, it scored 5 stars, with many clients expressing satisfaction with the company’s professional and honest services.
Some noted how helpful the staff is for selling off the market and out of state. The majority of testimonials highly recommended the house-buying company.
Website: leavethekey.com
Phone number: 631-519-9133
Why sell your house in Buffalo for cash?
If you’ve ever sold your home through the traditional real estate market, you know the process can drag on for months, and there’s no guarantee of a sale. But when you sell to a We Buy Houses company, you’re looking at a guaranteed sale in just a matter of days. Speed, convenience, and certainty are the top reasons many homeowners choose to work with a cash-for-homes firm.
In Buffalo, selling a home on the open market using an agent typically takes around 61 days. That includes an average of 21 days on the market, from listing ot signed contract, plus the typical 40 days a buyer needs to close on a purchase loan.
Compare that to the typical seven to 10 days promised by many house-buying companies in Buffalo, and it’s clear why these We Buy Houses groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Here are the top reasons some Buffalo homeowners are turning to these cash offers:
- Immediate needs: For homeowners facing urgent life changes like a divorce, medical emergencies, or sudden relocations, a quick cash sale offers immediate relief.
- Home repair challenges: Buffalo houses, especially older properties, might have issues like outdated wiring, plumbing, or foundation concerns that might deter traditional buyers.
- Financial constraints: If investing in home repairs isn’t in your budget, selling for cash lets you bypass those costs.
- Typical sale hassle: Prepping the home, scheduling showings, and coordinating the lengthy sales process can be daunting, but when you sell to a house-buying company, you can skip all these hassles.
- Privacy concerns: Selling off-market to a cash buyer ensures a discreet sale, maintaining your privacy.
- Foreclosure solution: A quick cash sale can address foreclosure and prevent further credit damage.
- Unwanted inheritance: If you’ve recently inherited a property you’re not keen on maintaining, a cash sale offers an uncomplicated exit.
- Landlord fatigue: For landlords weary of property management, especially if dealing with difficult tenants, a cash sale can be a welcome reprieve.
- Downsizing transition: When seniors choose to move to a smaller home, live with relatives, or relocate to care facilities, a fast cash sale can facilitate a smoother transition.
- Remote home sale: If you’re planning to manage a property sale out of state, selling for cash means avoiding the complexities and time constraints typically involved.
If you recognize yourself in any of these situations, considering a cash offer from a We Buy Houses company could be a wise move. However, it is essential to weigh the benefits and drawbacks and compare all your options.
Pros and cons of house-buying companies in Buffalo
Working with house-buying companies in Buffalo presents advantages and potential downsides. Understanding these will enable you to make an informed decision that fits your selling situation. Here’s a closer look at both sides of the coin.
Pros of working with house-buying companies
When it comes to speed and convenience, house-buying companies in Buffalo stand out. They’ll purchase your home as-is, eliminating the stress and expense of repairs or elaborate preparations. To help you better weigh the positives, here’s a summary of the key benefits:
- Speedy process: These companies can close deals within days or weeks, sparing you the often months-long wait of traditional selling methods.
- No repairs needed: Sell your home in its current condition, sidestepping the time, effort, and money associated with renovations and remodeling work.
- Simplified paperwork: The transaction is streamlined, reducing administrative burdens and complexities.
- No closing costs or Realtor fees: Many We Buy Houses companies will cover closing costs. You can also bypass the commission paid to real estate agents, which typically amounts to 3% to 6% of the home’s sale price.
- More certainty: A house-buying company can provide a solid cash offer that comes with no contingencies, allowing you to plan with more confidence.
Cons of working with house-buying companies
On the flip side, it’s essential to note that selling to a house-buying company in Buffalo will likely fetch you less than your home’s potential market value, especially when compared to working with a seasoned real estate agent. Let’s unpack some of the inherent challenges:
- Lower offers: These companies generally present offers below the market rate, given their aim to turn a profit after eventual resale.
- Less negotiation power: Most offers from these companies are fixed, leaving little to no room for price adjustments.
- Lack of market exposure or bidding wars: Your property won’t benefit from the vast reach and marketing techniques offered by listing on the open market to multiple buyers.
- Exposure to pressure tactics: While most Cash-For-Homes companies in Buffalo have earned trustworthy reputations, some are unscrupulous players who may apply pressure tactics to take advantage of your urgent situation.
- Scam risks: You may fall victim to scammers or dishonest operators. Researching the company you select is vital.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
The experience you have and the offer you receive from a We Buy Houses company in Buffalo will largely hinge on the integrity and professionalism of the individual or group behind the proposition. Like any other industry, the caliber of service can differ significantly from one company to the next.
Before committing to a cash offer, vet your potential buyer rigorously with these steps:
- Research the buyer: Check online reviews and testimonials to gauge the company’s reputation. A reliable buyer should have a solid track record and positive feedback from previous sellers.
- Understand market value: Know your home’s market value by comparing it with similar properties in Buffalo. This knowledge will help you assess whether the cash offer is fair.
- Examine the agreement: Read the buying agreement carefully before signing. Ensure you understand all terms and conditions to avoid any surprises later.
- Seek professional advice: Consider consulting with a real estate attorney or an experienced agent to review the offer and agreement. This step can provide an extra layer of security and ensure that your interests are protected.
An experienced local agent can give you a better idea of what your home might be worth if sold on the open market. With this, you can compare your cash offer. HomeLight can connect you with a top-performing agent in your market. You can also try our Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Buffalo home quickly
Working with iBuyers
Instant buyers or iBuyers use automated valuation models (AVMs) to produce rapid home valuations based on market data. This online-centric method offers a swift sale process, from offer to close, typically spanning a few days to two weeks.
Major iBuyer companies, such as Opendoor and Offerpad, provide closer-to-market-value rates for well-maintained homes but usually charge service fees of 5% to 6% of the home’s sale price. They’re ideal for those with standard homes in prime condition.
Listing with an agent
Even when considering quick sale methods, don’t disregard the traditional route. A top-tier real estate agent in a seller-friendly market can secure a fast sale through expert pricing and effective marketing. Selling this way often garners the best price, with top agents achieving up to 10% more than average ones, according to HomeLight’s data.
A crucial advantage of consulting an agent is obtaining a comparative market analysis (CMA) – a tool assessing your home’s value against recent nearby sales. This CMA, which many agents offer for free, can guide your pricing strategy and potential sale speed. Some agents might even link you with cash buyers ready to present near-market-value cash offers.
Exploring these options ensures you’ve thoroughly vetted all avenues before deciding. If you’re open to the agent route, HomeLight can connect you with Buffalo’s top agents.
FAQs on Buffalo house-buying companies
By and large, most We Buy Houses for Cash companies in Buffalo are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a track record, you can be fairly confident it’s legit.
That said, as with any financial transaction, it’s wise to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the BBB website. Watch for anything that just doesn’t seem right.
Most Buffalo We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value (ARV) minus their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s look at an example offer equation. Let’s say your Buffalo Federal-style home could sell for $230,000 after repairs, but it will need $25,000 of work to get there.
($230,000 x .70) – $25,000 = $136,000
In this example, a Buffalo We Buy Houses company might offer you around $136,000 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because they look for homes in better condition. An iBuyer might pay you 90% or more of the market value while charging a fee for their services.
When you accept an offer from a Buffalo We Buy Houses for Cash company, you will likely be coming to grips with a two-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once the offer is accepted. On the other side, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive will be the price you walk away with at the end of the deal. Of course, it’s always a good idea to flat-out ask the company if any hidden program fees might impact your bottom line.
- Research and vet the house-buying companies that serve your Buffalo, New York area. Our list above is a good place to start.
- Submit offer requests to a few companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.)
We Buy Houses for Cash in Buffalo vs. top Buffalo agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Buffalo | Sell with a top Realtor in Buffalo |
| Selling timeline | 7 to 30 days | 61 days average; 21 to attract an offer, 40 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, and stage the home |
| Showings | None | 10 to 25 showings on average |
| Inspections / repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash-For-Homes companies often handle title issues | Must clear the title before you can sell the home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 3% to 6% of the home’s sale price |
| Closing costs | None | 1% to 3% of the home’s sale price on top of the agent’s commission |
Example net proceeds
Below, we’ve put together one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Buffalo is currently worth about $205,000 and needs about $25,000 in repairs. Once the repairs are completed, the house might be worth around $230,000.
| Sell to a We Buy Houses for Cash company in Buffalo | Sell with a top Realtor in Buffalo | |
| Estimated sale price | ($230,000 x .70) – $25,000 = $136,000 | $205,000 |
| Market preparations | 0 | $2,050 (1% of the sale price) |
| Agent commissions | 0 | $6,150 (3% of the sale price) |
| Closing costs | 0 | $3,075 (1.5% of the sale price) |
| Estimated take-home for seller | $136,000 | $193,725 |
As this example illustrates, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best for your situation will depend on the condition of your Buffalo property, the level of repairs needed, and your selling objectives. Selling on the open market could be a challenge in your area, or the agent’s timeline might not fit your immediate needs.
Key takeaways
- Quick sale: Selling to a Cash-For-Homes company in Buffalo provides a fast, hassle-free transaction.
- Lower offers: The offer you receive will typically be less than what your home might fetch on the open market.
- No repairs needed: These companies buy houses as-is, saving you the time and money associated with home repairs.
- Due diligence: Research the company’s reputation and consult multiple sources for offers before choosing.
- Traditional selling option: Selling with an agent might offer speed and a higher selling price, especially with top-performing agents in Buffalo.
- Home value insights: To understand your home’s potential market value, seek a comparative market analysis from a trusted agent. Get a preliminary estimate with HomeLight’s Home Value Estimator.
In your journey to sell your Buffalo home, evaluating all available options is essential. While a We Buy Houses company can be an attractive solution, especially if you need to sell quickly, it’s wise to gather multiple offers and thoroughly assess each one.
At HomeLight, we’re happy to help you navigate your real estate journey. Let us help you make an informed and confident decision, whether you’re looking for a no-obligation cash offer through a trusted platform like Simple Sale or seeking to consult with a top-performing agent.
Editor’s note: This post is for educational purposes only. Links to and mentions of Buffalo area “We Buy Houses” companies are not endorsements. Moreover, the program details mentioned above may change. Visit the home-buying company’s website for the most up-to-date information.
Header Image Source: (Kathleen Culberston/Unsplash)
At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.
