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Selling a home in Buffalo can be both an emotional and logistical journey, especially if your property needs work or if you’re in a hurry to sell. “We Buy Houses” companies in Buffalo make all-cash offers for homes in any condition and can close a deal in days rather than months.
These firms provide a lifeline for homeowners who might not have the time, expertise, or funds to invest in repairs yet still need to make a swift sale.
Whether you’re facing an unexpected life twist or you’re just eager to turn a new page without the prolonged home-selling process, a Cash-For-Homes company might be the answer.
In this post, we present the process, pros, cons, and everything in between to ensure you make the best decision for your unique situation.
Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Buffalo area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in Buffalo, NY
Selling your home in Buffalo to a house-buying company is usually a straightforward process. Here’s a quick guide to help you know what to expect:
- Research reputable companies: Before diving in, spend some time identifying trusted We Buy Houses businesses in Buffalo. Look for reviews, testimonials, and 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 process and speed of selling to a house-buying company in Buffalo sound good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some of the top companies that will pay cash for your Mid-century Modern home or your parents’ Federal-style house. By selling to one of these companies, you should be able to sell your Buffalo home in as little as a week or two.
Rust Belt Cash Offer
Rust Belt Cash Offer, based in Buffalo, NY, is a reputable family-owned real estate enterprise that specializes in offering cash solutions for homeowners, regardless of the condition or circumstances surrounding the property. They streamline the home-selling process by making direct cash offers, removing the need for lenders or external buyers. With a vision rooted in delivering unmatched reliability and swift service, Rust Belt Cash Offer champions the mission of expediting the home-selling journey. It doesn’t matter if your home is occupied, vacant, or even in an unlivable condition.
Locations: Buffalo and surrounding areas in New York
Closing costs: Sellers pay no closing costs; Rust Belt Cash Offer covers them.
Rust Belt Cash Offer has been BBB accredited since 2021 and 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 in need of 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 stood out as particularly beneficial. Clients often recommend the company to friends and family. They have a Google rating of 5.0.
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. Simple Sale connects you to the largest network 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 Simple Sale, you can get a no-obligation, all-cash offer in as little as a week, and sell your home in as few as 10 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 HomeLight platform. HomeLight was founded in 2012 and is BBB accredited with an 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.
Learn more: homelight.com/simple
Buffalo Brick & Mortar LLC
Buffalo Brick & Mortar LLC, established in 2019, is a family-owned real estate solutions company based in Buffalo, NY. The staff focuses on offering win-win solutions for homeowners in challenging situations such as foreclosure, probate, and divorce. Serving the Western New York area, they have rapidly built an impressive reputation as a high-performing real estate investment firm. They buy homes directly from homeowners as-is and ensure swift closures, reinforcing their commitment to beneficial outcomes for their clients.
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, particularly Phil and John, 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. They have a Google rating of 4.0.
Phone number: 716-403-2016
Nickel City Buyers
Nickel City Buyers, based in Buffalo, NY, is a dedicated real estate investor firm specializing in purchasing, repairing, and selling houses throughout Western New York. Their primary mission is to rejuvenate and restore the local housing market. Operating with a client-first, service-oriented mindset, they provide versatile real estate solutions for homeowners, regardless of their challenges. They buy homes for cash, catering to urgent sales needs, and always ensure they respect the sentimental value attached to family homes. For instances where a direct cash purchase isn’t viable, they offer referrals to reputable local agents.
Locations: Buffalo and surrounding areas in Western New York
Closing costs: Sellers pay no closing costs; Nickel City Buyers covers them.
Nickel City Buyers has garnered positive feedback from clients for their prompt and fair services. Clients have highlighted their ability to make immediate and fair offers, even for properties that required updates and repairs. The selling process with Nickel City Buyers was quicker than expected for some homeowners. Overall, customers have been impressed with the company’s professionalism, ease of transaction, and commendable customer service, noting that the entire experience surpassed their initial expectations. They have a Google rating of 4.5.
Phone number: 716-261-2274
Buffalo Buyers is a family-owned enterprise that offers homeowners in Buffalo an alternative solution to the traditional property selling method. Recognizing that listing a house can often be filled with stress and uncertainty, Buffalo Buyers provides a direct and efficient way to sell homes regardless of their current state or circumstances. Their mission revolves around assisting homeowners to navigate challenging situations by presenting a fair offer for their properties. The company has streamlined the process into three simple steps: submitting property details, receiving an all-cash offer, and choosing a convenient closing date.
Locations: Buffalo and surrounding areas
Closing costs: Sellers pay no closing costs; Buffalo Buyers covers them.
Customers of Buffalo Buyers consistently highlight the company’s efficiency, professionalism, and exceptional customer service in their reviews. Many clients appreciated the swift response they received, often getting fair offers on their properties the very same day. The process of selling homes, even those needing updates or repairs, was made straightforward and stress-free for homeowners. Additionally, the company’s reputation for offering solid cash deals, especially on inherited homes, was a noteworthy point of praise among satisfied sellers. They have a Google rating of 5.0.
Phone number: 716-430-0474
Why sell your house in Buffalo for cash?
There are plenty of valid reasons a Buffalo home seller may choose to work with a Cash-For-Homes company. Leading the list are the benefits of speed, certainty, and remarkable convenience.
In Buffalo, it typically takes around 78 days to sell a home on the market using an agent. That includes an average of 34 days on the market, plus the typical 44 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 ones, might have issues like outdated wiring, plumbing, or foundation concerns that you’re not equipped to handle.
- Financial constraints: If investing in home repairs isn’t in your budget, selling for cash lets you bypass those costs.
- Avoiding the typical sale hassle: The work of prepping the home, scheduling showings, and coordinating the lengthy sales process can be daunting. Cash offers simplify this.
- Privacy concerns: Selling off-market to a cash buyer ensures a discreet sale, maintaining your privacy.
- Facing foreclosure: A quick cash sale can help settle debts with lenders and prevent further credit damage.
- Inherited properties: 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.
- Aging and relocation: When seniors choose to move in with relatives or into care facilities, a fast cash sale can facilitate a smoother transition.
- Out-of-state homeowners: For those living outside Buffalo, selling for cash means avoiding the complexities and time constraints of a distant sale.
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’s essential to weigh the benefits and drawbacks and compare all your options.
Pros and cons of house-buying companies in Buffalo
Choosing to work with house-buying companies in Buffalo presents both 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.
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.
- 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 typical 5%-6% commission you’d normally pay to real estate agents.
- More certainty: A house-buying company can provide a solid cash offer that comes with no contingencies, allowing you to plan with more confidence.
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 firm, 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.
- You may face pressure tactics: While most Cash-For-Homes companies in Buffalo have earned trustworthy reputations, there are unscrupulous players who may apply pressure tactics to take advantage of your urgent situation.
- Potential for scams: There is a risk of falling victim to scammers or dishonest operators. Researching the company you select is vital.
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. Just like any other industry, the caliber of service can differ significantly from one company to the next.
Before jumping in with both feet, it’s crucial to do your homework. Vet your potential buyer rigorously — scan for online reviews, peruse testimonials, check their BBB rating, and gauge their market presence and reputation. Remember, the promise of a swift sale shouldn’t overshadow the necessity of ensuring you’re partnering with a trustworthy entity.
HomeLight suggests you consult with an experienced Buffalo agent to get a better idea of what your home might be worth if sold on the open market. Then compare your cash offer. HomeLight can connect you with a top-performing local agent in your market. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Buffalo home quickly
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.
iBuyers, such as Opendoor and Offerpad, offer closer-to-market-value rates for well-maintained homes but usually charge service fees of 5%-6%. They’re ideal for those with standard homes in prime condition.
Listing with an agent
Even when considering quick sale methods, don’t discount 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 buyers ready to present near-market-value cash offers.
Exploring these options ensures you’ve thoroughly vetted all avenues before making your decision. 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 that it’s legit.
That said, as with any financial transaction, it’s a good idea 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 Better Business Bureau website. Watch for anything that just doesn’t seem right.
As described in our pros and cons list above, 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, 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 take a look at an example offer equation. Let’s say your Buffalo Federal-style home could sell for $226,900. after repairs, but it’s going to need $30,000 of work to get there.
($226,900 x .70) – $30,000 = $128,830
In this example, a Buffalo We Buy Houses company might offer you around $128,830 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 iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of 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 is going to 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 there are any hidden program fees that might impact your bottom line.
- Research and vet the house-buying companies that serve your Buffalo, NY area. Our list above is a good place to start.
- Submit offer requests to a few of the 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||78 days average; 34 to attract an offer, 44 to close the loan|
|Home preparations||None||Deep clean, declutter, make necessary repairs, landscape, stage home|
|Showings||None||10 to 25 showings 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 title before you can sell 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||5.8% average|
|Closing costs||None||1% to 3% of the home sale price on top of agent 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 $226,900 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $251,900.
|Sell to a We Buy Houses for Cash company in Buffalo||Sell with a top Realtor in Buffalo|
|Estimated sale price||($251,900 x .70) – $25,000 = $151,300||$226,900|
|Market preparations||0||$2,269 (1% of sale price)|
|Agent commissions||0||$13,160 (5.8% of sale price)|
|Closing costs||0||$3,403 (1.5%)|
|Estimated take-home for seller||$151,300||$208,068|
As this example illustrates, financially, 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 in your situation will depend on the condition of your Buffalo property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
- Quick and easy: Selling to a Cash-For-Homes company in Buffalo provides a fast, hassle-free transaction.
- Less than market value: 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.
- Vet your options: Before making a choice, research the company’s reputation and consult multiple sources for offers.
- Traditional still stands: Selling with an agent might offer speed and a higher selling price, especially with top-performing agents in Buffalo.
- Consult for clarity: Seek a comparative market analysis from a trusted agent to understand your home’s potential market
In your journey to sell your Buffalo home, taking the time to evaluate 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 lend a guiding hand in navigating 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 Buffalo agent.
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