Sell your house fast in Depew, 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.

Not for us. The Village of Depew sits on both sides of the Cheektowaga and Lancaster town line, so your tax bill and school district depend on the street, but a cash sale works the same way on either side. The one thing it changes is the payoff: we pull the village bill plus the correct town and school bills before closing so nothing is missed. Tell us your street and we will know which side you are on.

Yes. Proximity to the CSX yard, Transit Road traffic or a commercial neighbor is priced into the offer the same way it is priced into comparable sales; it is not a reason to decline. We have bought houses on busy corridors across Erie County. If your lot has a mixed-use or non-conforming use issue, we review it before the offer so there are no surprises at closing.

Usually not, if your goal is to settle the estate rather than run a renovation project. An updated Depew ranch sells fast, but getting an original-condition house to that standard often means a kitchen, a bath, a roof and flooring, easily $40,000 to $60,000 and several months, with no guarantee the appraisal catches up. Our offer starts with comparable Depew sales and subtracts the work our own crews will do after closing, in writing. Leave the contents; we handle the cleanout. If the house is already updated, we will tell you a listing may net more.

It will not always, and we say so when that is the case. Where it does is when the house needs work, when you are carrying two mortgages through a relocation, or when a listing timeline of 10 weeks plus repairs does not fit your situation. Run the numbers: a $275,000 listing pays about 5.6% commission, about 1.1% in seller closing costs, the 0.4% NY transfer tax, plus repairs and two to three months of taxes, insurance and utilities. Compare that net to a written cash offer that closes in two weeks with none of those costs.