Sell your house fast in Clarence, NY

Irish Jones Home Buyers buys your house directly, in its own name, with its own funds. We are the cash home buying division of Irish Jones, a licensed New York real estate brokerage (license #10491209386) with an office at 1305 Bailey Avenue in Buffalo. We do not assign your contract to another investor, and we do not sell your information as a lead to other buyers. The company that signs the offer is the company that closes, backed by the same crews and staff that run Irish Jones Realty, Construction and Property Management.

No. The written offer you receive after our walkthrough is the number you get at closing. We inspect the house once, in person or by video, and price the condition into the offer before we put it in writing. There is no inspection contingency, no appraisal and no second negotiation after the contract is signed. If something hidden turns up later, such as a foundation issue behind a finished wall, that is our cost, not a reason to reopen the price with you.

Yes. New York is an attorney-closing state, so your own attorney reviews the purchase contract, handles the title work on your side and attends closing. This is true whether you sell to a cash buyer or list with an agent. We work directly with your attorney on timing and paperwork, and if you do not have one we can recommend local real estate attorneys in Erie and Niagara County. Attorney fees for a straightforward residential sale in Western New York typically run a few hundred to around $1,500.

In a traditional New York sale the seller usually pays agent commission (about 5.6% in the Buffalo area), roughly 1.1% in closing costs, and the 0.4% New York State real estate transfer tax, which is $4 for every $1,000 of sale price. On a $250,000 house that adds up to roughly $17,750 before repairs. When you sell to Irish Jones Home Buyers there is no commission and we cover the standard seller closing costs. Ask us how the transfer tax is handled on your specific sale.

Yes, and most of the sellers we work with do. At closing the title company pays your lender directly from the sale price and sends you the remaining balance. You do not have to pay the loan off first. Before you compare offers, request a payoff letter from your lender; it shows the exact amount owed as of a specific date, including any interest, so you can calculate what you will walk away with. If you owe more than the house is worth, call us anyway. There are options, including short sale coordination.

No. You can leave furniture, belongings, debris and unfinished projects behind. Our crews handle the cleanout and all repairs after closing, because Irish Jones runs its own construction division. Old roofs, dated kitchens, wet basements, knob-and-tube wiring, open code violations and half-finished renovations are all normal for us and are priced into the written offer rather than treated as reasons to decline. If you want to take time to remove personal items, we can set the closing date around that.

Check three things before you sign anything: a real local office address, a license you can look up, and proof of funds. Irish Jones Home Buyers has an office at 1305 Bailey Avenue, Buffalo, NY 14206. Our New York real estate license number, #10491209386, is on every page of this site and can be verified through the NYS Department of State. We will show proof of funds on request. Be cautious of any buyer with no physical address, no license, a pressure tactic such as a 24-hour expiring offer, or a request for an upfront fee.

Once title is clear, 7 to 14 days is typical. That compares to about 68 days for a financed sale in the Buffalo area (roughly 12 days to go under contract plus 58 days for the buyer's lender to close). We start the title search the day you accept the offer. Items that can add time are open liens, an estate still moving through Surrogate's Court, or a missing signature from a co-owner. If you need longer, for example to find your next place, we can close in 30, 60 or 90 days instead; the date is yours.

All of it: Clarence, Clarence Center, Harris Hill, Clarence Hollow, Swormville on the Amherst line, and the rural roads out toward Newstead. Both ZIPs, 14031 and 14032. If you are on the Amherst or Newstead side of the line, we have pages for those towns too, and the offer works the same way.

The offer is built the same way at every price: comparable Clarence sales first, then the cost of the work our crews will do after closing, in writing, so you can see the reasoning. At higher prices the gap between an updated house and a dated one is larger in dollars, which is why Clarence sellers with turnkey homes usually net more by listing, and we say so. Where a cash offer wins is a house that needs major work, an estate, or a seller who cannot wait 10 to 13 weeks and carry two homes while a jumbo-loan buyer gets through underwriting.

Yes. Rural Clarence properties on Salt Road, Goodrich Road, Shimerville Road and similar are a normal part of what we buy. A failing septic, a well that needs work, a barn that has to come down or an unpermitted outbuilding reviewed under our code violations process is priced in, not excluded. Acreage is valued on comparable land sales. You do not need to subdivide, survey or clean out the barn before we close.

Three realistic ones. List it as-is and accept a long sit and a discount, because Clarence buyers at this price expect move-in ready. Renovate first, which in Clarence often means $75,000 to $150,000 and six months of managing contractors. Or sell to us as-is with the contents left behind, close in two weeks, and let the heirs split the proceeds. We coordinate with your attorney on Erie County Surrogate's Court timing and can often move before probate is fully closed, depending on how the estate is structured.