A written cash offer within 24 hours. No repairs, no cleaning, no agent commissions — and you choose the closing date.
From our own transaction records and HUD data for Rochester ZIP codes. Updated 2026-07-25.
Across the Rochester properties in our records, the median time on market is 14 days. A cash sale skips that window entirely — there is no listing period, no showings, and no financing contingency that can collapse at day 30.
The typical Rochester home we look at was built in 1920, which means roof age, original electrical, and HVAC are the items that most often blow up a retail contract after inspection. We buy those as-is and price the repairs into the offer instead of asking you to make them.
HUD sets Fair Market Rent for a 3-bedroom in Rochester at $1,720/month. That number is why we can pay cash here: many of these homes work as long-term rentals for us, so we are not dependent on reselling quickly to make the numbers work.
Rochester combines some of the oldest stock in our footprint with among the highest effective property tax rates in the country. On a vacant or inherited house, that tax bill is the clock you are actually racing.
A vacant house through one heating season is how most of the water damage in this region happens. Burst supply lines are routine for us and disqualifying for a mortgage buyer.
Open citations follow the property and several municipalities escrow funds at closing until they are corrected. We treat that as a normal line item rather than a surprise at the table.
That is 9 ZIP codes across Rochester — including 14606, 14608, 14609 and 14611. Not listed? We still look at it — New York deals outside these ZIPs come through regularly.
Based on 281 recorded sales in Rochester. We publish this because the alternative is asking you to trust a number with nothing behind it.
Half of those sales landed between $110,000 and $260,000. That spread is the most useful number here: it is why a cash offer on a Rochester house cannot be quoted from the address alone.
| Home size | Median sale price | Sales |
|---|---|---|
| 2-bedroom | $237,500 | 8 |
| 3-bedroom | $237,750 | 68 |
| 4-bedroom | $180,000 | 95 |
Recorded sales in our own comparable-sales database for these ZIP codes. Sale prices reflect what buyers paid for homes in their condition at the time — they are not an appraisal of your property and not an offer.
We underwrite by ZIP, not by city. Here is what each one looks like in our data:
| ZIP | Median sale | Per sq ft | Sales | HUD 3BR rent |
|---|---|---|---|---|
| 14606 | $150,000 | $83 | 27 | $1,720 |
| 14608 | $154,777 | $53 | 25 | $1,720 |
| 14609 | $225,000 | $119 | 50 | $1,780 |
| 14611 | $133,000 | $52 | 32 | $1,810 |
| 14613 | $148,400 | $62 | 36 | $1,600 |
| 14615 | $191,450 | $94 | 18 | $1,820 |
| 14617 | $300,000 | $180 | 17 | — |
| 14620 | $301,500 | $153 | 28 | — |
| 14621 | $106,000 | $45 | 48 | $1,720 |
Look at the gap between 14620 ($301,500) and 14621 ($106,000). Same city, roughly 184% apart. Anyone quoting you a citywide price per square foot is not looking at your block.
Sale figures are medians of recorded sales in our comparable-sales database; rent is HUD Fair Market Rent for that ZIP. A dash means we do not hold enough data for that ZIP to publish a number we would stand behind.
Cash offers are not a mystery — they are four lines of arithmetic. Run against the median Rochester sale, it looks like this.
| After-repair value — what it sells for once renovated | $170,000 |
| − Repairs to get it there | −$20,500 |
| − Holding, closing and resale costs | −$17,000 |
| − The buyer's margin | −$20,500 |
| = Illustrative cash offer | $112,000 |
This is an illustration, not an offer on your house. Condition drives the second line and the second line drives everything else. We will show you our repair estimate item by item rather than presenting a single take-it-or-leave-it figure.
If your house is in good condition, this is also the calculation that tells you to list it instead. We will say so. The full breakdown of how the offer is built covers where the line falls.
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 sequence is the same every time: title search, payoff figures ordered on any existing mortgage, liens and municipal balances identified, then funds and deed recorded. Nothing about a cash sale skips title work — what it skips is the lender, the appraisal and the financing contingency, which is where most retail contracts on Rochester houses actually die.
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.
Send the address and we will come back within a day with a written number and the comps it came from. If listing would net you more, we will tell you that instead.
See every New York market we buy in, or read how the offer is calculated. Selling because of foreclosure, probate, divorce or a problem tenant? Those pages cover what changes.
Restar Acquisitions is the acquisitions arm of Restar — a housing-market analytics platform tracking 180+ metrics across every U.S. market, with composite scores and 12-month price forecasts. The numbers on this page come from the same work.
