We buy houses for cash in New York

New York markets we buy in

Days on market are medians from our own New York records. Rents are HUD Fair Market Rent for those ZIP codes. Updated 2026-10-29.

New York, by the numbers

Rochester is our New York market, and the median recorded sale is $170,000, the median is $79 per square foot, the typical house was built in 1920. Half of those sales fall between $110,000 and $260,000. That range is wide enough that a statewide average tells you little about your street. The full ZIP-by-ZIP breakdown is on the Rochester page.

The median Rochester listing in our records sits 14 days on market before it is even under contract, and a closing with a bank loan adds another 30 to 45 days after that. That wait is the main reason to consider a cash sale here.

Why we pay cash in New York

We buy, hold and resell these houses ourselves. We are the buyer named on the contract. Our offer is based on what the house is worth to us after repairs, and paying cash means we can close without a lender. If you want the detail, here is how the offer is calculated.

How a closing works in New York

New York closings customarily involve attorneys on both sides, and the state has some of the highest effective property tax rates in the country. On a vacant or inherited property, that carrying cost is usually the real deadline.

On our side the steps are the same every time: a title search, payoff figures ordered on any existing mortgage, liens and municipal balances found, then the money sent and the deed recorded. A cash sale does not skip title work. What it skips is the lender, the appraisal and the financing contingency, which is where most retail contracts on New York houses fall apart.

General information about how these transactions typically proceed, not legal or tax advice. Your closing agent or attorney is the authority on your specific file.

What New York law requires when you sell

Every row below comes from a statute, not our opinion, and each one links to the source so you can check it yourself. These are also the items that most often hold up a closing in New York.

Disclosure

New York requires a Property Condition Disclosure Statement on most one-to-four unit residential sales, delivered before the buyer signs. The old option of paying a $500 credit instead of disclosing was removed in 2024, and flood history questions were added at the same time.

Transfer tax

Statewide base rate. New York City and a handful of downstate jurisdictions add their own on top; upstate markets pay the state rate only.

Who closes the file

New York is an attorney-closing state: each side has a lawyer, and the contract is not binding until both attorneys have signed off. Build that review period into any date you commit to.

Tax on the gain

New York income tax applies to gain above the federal exclusion, and non-residents file estimated tax on Form IT-2663 at closing. Federally, the exclusion for a primary residence shelters up to $250,000 of gain if you are single and $500,000 if you are married filing jointly, provided you owned and lived in the house for two of the last five years. See IRS Topic 701. An inherited property takes a stepped-up basis at the date of death, which usually means little or no taxable gain if you sell soon after.

General information about New York practice, current as of 2026-10-29. It is not legal or tax advice, and rates set at county or municipal level vary within the state. Your closing agent, attorney or CPA is the authority on your file.

What it costs to sell a house in New York

Selling on the open market in New York costs roughly 7.9 to 9.9% of the sale price before any loan payoff comes out. Each city page above runs the same table in dollars, using that market's own median sale price.

Net proceeds = sale price − mortgage payoff − closing costs − commissions − repairs and concessions

Customary rates, not a quote. Commission is negotiable, and county and municipal add-ons vary within New York. See cash offer versus listing and what seller closing costs cover.

Common questions from New York sellers

What is the transfer tax when I sell a house in New York?

Real estate transfer tax, $2 per $500 of consideration, about 0.4% of the price. Seller pays it under N.Y. Tax Law § 1402. Statewide base rate. New York City and a handful of downstate jurisdictions add their own on top; upstate markets pay the state rate only. On a cash sale to us it comes out of our side of the settlement statement, not yours.

Do I need an attorney to close in New York?

Yes. New York is an attorney-closing state: each side has a lawyer, and the contract is not binding until both attorneys have signed off. Build that review period into any date you commit to.

What do I have to disclose when selling a house in New York?

New York requires a Property Condition Disclosure Statement on most one-to-four unit residential sales, delivered before the buyer signs. The old option of paying a $500 credit instead of disclosing was removed in 2024, and flood history questions were added at the same time. The citation is N.Y. Real Prop. Law § 462. Selling the house as it is does not remove the obligation. It changes who pays for the repair, not whether you have to mention it.

How much does it cost to sell a house in Rochester?

On the median Rochester sale price of $170,000 in our recorded-sales data, the listing route runs roughly $15,430 once you add agent commission, transfer tax, title and settlement fees, buyer concessions and repairs before listing, around 9% of the sale price. A cash sale to us carries none of those five line items.

What percentage of my home's value will a cash buyer offer?

There is no fixed percentage, and any buyer quoting one before seeing the house is guessing. The offer is what the house would sell for once repaired, minus repairs, minus holding and resale costs, minus the buyer's margin. Repairs are the line that moves most: a house needing only paint and finishes lands far higher than one needing a roof, heating, plumbing or wiring. Ask any buyer to walk you through all four lines on your house.

Can I sell if I owe more than the house is worth?

Sometimes, through a short sale, but that needs your lender's written approval and takes months, not days. If that is where things stand, we will tell you on the first call rather than let you find out two weeks in.

Can I really sell my house as it is?

Yes. We buy in any condition. There are no repairs, no cleaning and no staging, and you can leave behind anything you do not want. Selling as it is changes who pays for the work, not what you have to disclose about it.

What does a 'cash offer' mean?

It means the purchase is paid for without a mortgage, so there is no lender, no appraisal and no financing contingency. That is the whole advantage: a buyer's loan falling through is a common reason a home sale falls apart, and it cannot happen on a cash purchase.

How do I know your offer is fair?

Check it against the recorded sales published on this page and the four lines of math above it. We show you the recent sales nearby that the number came from. If listing would leave you with more, we will say so. That conversation is quicker for both of us than the alternative.

What fees or commissions will I pay?

None. There is no agent commission and no listing fee, and we cover standard closing costs. The number on the offer is what you receive, less anything still owed on a mortgage or lien.

Do I have to accept the offer?

No. The offer is written, free, and yours to walk away from. We would rather you compare it with a listing than feel pushed into it.