Sell a house that needs repairs in Buffalo, NY — no contractors, no punch list

Yes — we buy across the city, from Allentown and Elmwood Village to Hertel Avenue, South Buffalo, Black Rock/Riverside and the East Side. Every Buffalo ZIP code is inside our service area.

Yes. We routinely fold Erie County tax liens and city code items into the payoff at closing, and buy the house as-is so the repairs stay with us.

Yes. Selling as-is means you do not make repairs before closing, and the buyer accepts the condition. You still have disclosure duties in New York, and the price will reflect the work needed. Cash buyers regularly purchase as-is, which avoids inspections turning into repair negotiations. Ask us for a written offer and compare it with what listing would net after repairs and fees.

Generally yes. New York's Property Condition Disclosure Act has sellers either complete a disclosure statement or give the buyer a $500 credit at closing. Homes built before 1978 also require lead paint disclosure. Some sales, such as those by an estate's executor, may be exempt. Check with your attorney about your specific sale, and we will explain the paperwork we need from you.

Lenders usually want a safe, livable home with a sound roof, working systems and no major structural or safety hazards. Government-backed loans are stricter. When an inspection or appraisal flags issues, the buyer can ask for repairs, a price cut or walk away. Selling to a cash buyer removes the lender's repair conditions from the deal.

It varies widely. A roof replacement, electrical upgrade, foundation repair or boiler replacement can each reach five figures, and older Buffalo homes often need more than one. Add months of carrying costs while work is done. Get two contractor quotes, then compare the total with an as-is offer to see which leaves more money in your pocket.

Yes, because the offer reflects the home's condition and the work needed. A house needing major repairs will draw a lower offer than a move-in-ready one, but you also skip repair costs, commissions and months on the market. We explain how we reached the number so you can judge whether it beats listing.

No. In many cases you can leave unwanted belongings in the house, and we will talk through what to take and what stays. Cleaning out a whole house is one of the biggest hurdles for owners, especially with inherited or long-owned homes. Tell us the condition and we will confirm how we handle contents before you commit to anything.

We look at the home's condition, recent comparable sales nearby, the cost of needed repairs, and the time and costs involved in resale. We then make a written offer, with no listing agreement, commissions or agent fees on your side. You can ask us to walk through the numbers, and you are free to compare the offer with other options.

In a traditional sale, a failed inspection can lead to a renegotiated price, repair demands or a canceled contract, and you may have to relist. With a cash purchase there are no lender-driven repair conditions standing in the way. Sellers often choose this route when repairs are expensive or they cannot risk a deal falling through.