Cost of Selling a HouseErie County, NY — Full Breakdown

The largest single cost is the agent commission — typically 5–6% of the sale price split between buyer’s and seller’s agent. On a $200,000 Erie County home that’s $10,000–$12,000 off the top. Add the New York State transfer tax (0.4% of sale price), attorney fees ($800–$1,500 is typical for a WNY real estate closing), and any seller concessions negotiated during the transaction. Total selling costs on a traditional sale in Erie County commonly run 8–10% of the sale price before repairs.

NY State imposes a transfer tax of $2 per $500 of sale price (0.4%). On a $200,000 sale that’s $800. Erie County has no additional county-level real property transfer tax, but NYC and some other NY counties do. The seller typically pays this at closing — it’s itemized on the closing disclosure alongside the RP-5217 filing fee.

New York is an attorney-closing state. A licensed attorney must handle the deed preparation and closing regardless of whether you use an agent or sell directly. Seller’s attorney fees in Erie County typically run $800–$1,500 for a standard residential transaction.

WNY housing stock is predominantly pre-1970. Older homes commonly need roof work, furnace or boiler replacement, electrical panel upgrades (many East Side and South Buffalo homes still have older wiring), and basement waterproofing. A pre-listing inspection typically reveals $5,000–$30,000 in items a financed buyer will require resolved. Cash buyers like NCB purchase without requiring any repairs.

Carrying costs are the expenses you continue paying while the house sits on the market: mortgage payment, property taxes (Erie County levies quarterly), homeowner’s insurance, utilities. A house listed for 90 days at $1,800/month mortgage and $400/month taxes and utilities costs the seller $6,600 in carrying costs alone — before a single repair or commission.

A cash sale to NCB has no agent commission, no repair requirements, and no carrying costs beyond your normal expenses up to the closing date. You still pay your attorney ($800–$1,500) and the NY transfer tax. Many Erie County sellers find the actual net difference between a cash sale and a traditional sale is $5,000–$15,000 — far less than they assumed once all traditional costs are subtracted.

Several sellers regularly underestimate: (1) Buyer concessions — financed buyers routinely request 2–3% of the sale price toward closing costs. (2) Mortgage payoff fee — your lender may charge a reconveyance or release fee. (3) Move-out costs. (4) Capital gains tax if the home has appreciated and doesn’t meet the primary residence exclusion. Consult a CPA on that last point — it varies significantly based on your ownership duration and use of the property.