Sell your house fast in Niagara County, 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. The city of Niagara Falls and the city of North Tonawanda have their own pages on this site because they are our highest-volume areas. We also buy in Lockport, Lewiston, Wheatfield, Sanborn, Youngstown, Ransomville, Wilson, Newfane, Olcott, Middleport, Gasport, Barker, Royalton, Cambria, Pendleton and Somerset. If your town is not on that list, call us; the answer is almost certainly still yes, and we will tell you in one call rather than making you guess.

Less than you would with a mortgage. County tax foreclosure in New York runs on a fixed statutory calendar, and once the county files, the window to redeem closes on a set date rather than after months of court hearings. Call us with the notice in hand. We will tell you honestly whether a 7 to 14 day cash closing can beat your deadline. If it can, the county taxes are paid from the sale proceeds at closing. If it cannot, we will tell you that too, so you can act on other foreclosure options.

Both. We have bought everything from Oliver Street doubles to houses on acreage. Lakeshore properties in Wilson, Olcott and Youngstown, and rural houses with wells, septic systems and outbuildings in Royalton, Somerset or Cambria, are priced on the same basis: comparable sales, then the cost of whatever work our crews will do after closing, in writing. Shoreline erosion, a failed septic or a barn that needs to come down is priced in, not excluded.

No. We are 25 to 45 minutes from anywhere in the county depending on the town, and we do the walkthrough in person. The parts of a sale that depend on location, the title search through the Niagara County clerk and the attorney closing, happen the same way whether the buyer is based in Lockport or Buffalo. What a Buffalo office does give you is a real address and a licensed brokerage on our about page you can verify, which matters when a lot of the "we buy houses" sites targeting Niagara County are national lead forms with no local presence.