Sell your house fast in Alden, 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.

Yes, both, plus the hamlets of Alden Center and Millgrove and the rural roads out toward the Wyoming and Genesee County lines. Village houses on the streets off Broadway and town properties on Route 20, Sandridge Road and Exchange Street are all in our service area. If you are on acreage with a well, septic and outbuildings, that is normal for us.

Yes, if it is on land you own. Alden has more mobile homes than any other town we serve, and they are hard to sell through an agent because most lenders will not finance a mobile home built before 1976 and restrict loans on older ones generally. That leaves cash buyers. We price the home and the lot together based on comparable sales and the condition of both. If the home is on a rented lot in a park, call us and we will tell you honestly whether we can help.

Yes. Acreage is priced on comparable land sales, barns and outbuildings are reviewed for condition, and anything left behind, from furniture to a tractor that does not run, can stay. Our crews handle the cleanout after closing. A barn that needs to come down or a septic that needs replacement is priced into the offer, not a reason to decline. You do not need to survey, subdivide or clear the land first.

The same way it works anywhere in Erie County. We drive out for the walkthrough, usually within a day or two of your call, and give you a written offer within 24 hours of seeing the house. The title search runs through the Erie County clerk and the closing is an attorney closing, both of which work the same for an Alden house as for a Buffalo one. If you have already moved away, we can do the walkthrough by video and the signing by mail or remote notary through our relocating sellers process through your attorney.