Sell your house fast in North Tonawanda, 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.

Niagara County. The City of Tonawanda and the Town of Tonawanda across the canal are in Erie County, so the two sides of the river have different county tax bills, different foreclosure calendars and different title offices. For a cash sale it changes very little on your end: we order the Niagara County title search the day you accept, and your attorney handles the county-specific paperwork. If you are behind on taxes, tell us which county's bill it is so we can pull the right payoff.

Yes. Roughly a third of North Tonawanda's housing is multi-family, and tired-landlord sales are one of the most common calls we get from the city. Existing leases transfer with the sale, and a tenant who has stopped paying or will not allow showings is not a reason to decline. Irish Jones runs licensed property management, so an occupied double is normal for us, not a complication. See our problem tenants page for how the handover works.

Yes. We do the walkthrough locally, or by video with you, and the title company and your attorney coordinate a mail-away or remote signing through our relocating sellers process, which New York allows. Leave the contents; our crews handle the cleanout after closing. If the estate still has to clear Niagara County Surrogate's Court, we coordinate with your attorney's timeline rather than asking you to wait until probate is finished to start.

Because above-asking applies to houses that pass inspection. A buyer offering 5% over list is a financed buyer, and their lender will not close on a house with an active roof leak, knob-and-tube wiring or a wet basement, which describes a lot of pre-war North Tonawanda stock. If your house is updated and you can wait 11 weeks, a listing may net more and we will tell you so. If it needs work, or you need a guaranteed date, a written cash offer that already prices the condition in often nets more once you subtract repairs, commission and carrying costs.