Nickel City Buyers
FAQ
Every question Buffalo and Western New York homeowners ask before selling their house for cash — answered directly, without the runaround. No scripts. No pressure. Just straight answers. If your question isn’t here, call us at (716) 557-7005.
About Nickel City Buyers
Who we are, how long we’ve been operating, and why Buffalo homeowners choose us over every other option.
Who is Nickel City Buyers?
Nickel City Buyers, LLC is a locally owned and operated cash home buying company based in Cheektowaga, New York. We have been purchasing homes directly from Western New York homeowners since 2013 — over 13 years and 300+ closed transactions across Erie and Niagara County. We are not a franchise, not a national chain, and not an out-of-state investor. Every deal we do is in the Western New York market we know personally.
We maintain an A+ BBB accreditation with zero complaints on record and a 5.0 Google rating across 32 verified reviews. Our office is located at 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Reach us at (716) 557-7005.
Is Nickel City Buyers a legitimate company?
Yes — completely. Here’s how to verify us independently:
- Google: Search “Nickel City Buyers” — 32 verified 5-star reviews from real WNY homeowners
- BBB: A+ accreditation, zero complaints on record since 2013
- Carrot: nickelcitybuyers.com has been live since 2013 with 198 referring domains — one of the highest-authority cash buyer domains in Western New York
- Call us: (716) 557-7005 — real people, local number, we pick up
We have purchased over 300 homes across Erie and Niagara County. You can read verified seller experiences on our reviews page.
How long has Nickel City Buyers been in business?
Since 2013 — over 13 years of continuous operation in the Western New York market. We opened during a period when cash home buying was still a relatively new concept in Buffalo, and we’ve built our reputation entirely through repeat business, referrals from attorneys and real estate agents, and the honest reviews of past sellers. We’re not going anywhere.
What areas of Western New York does Nickel City Buyers serve?
We serve all of Erie County and Niagara County — the full Western New York region. This includes Buffalo, Cheektowaga, Amherst, Tonawanda, West Seneca, Lackawanna, Hamburg, Kenmore, Depew, Lancaster, Orchard Park, Williamsville, East Aurora, Clarence, Akron, Colden, Grand Island, Niagara Falls, Lockport, North Tonawanda, Lewiston, Youngstown, Wheatfield, East Amherst, Newfane, and Pendleton. See our full areas we buy in page.
The Process
What happens step by step when you contact Nickel City Buyers — from first call to cash in hand. See our full How It Works page for a detailed walkthrough.
What is the process for selling my house to Nickel City Buyers?
The process has three steps:
- Step 1 — Tell us about your property. Call (716) 557-7005 or submit your address at our offer page. We ask basic questions about the property — location, condition, your timeline, and why you’re selling.
- Step 2 — Receive your cash offer. Within 24 hours we provide a written cash offer. No obligation. We explain exactly how we arrived at the number. You can accept, decline, or ask questions.
- Step 3 — Choose your closing date and get paid. If you accept, we work with a local title company to handle paperwork. You pick the closing date — as fast as 7 days, or longer if you need more time. You receive cash at closing.
There are no repairs required, no showings, no open houses, no inspections you need to pass, and no agent commissions deducted from your proceeds.
How fast can you close on my Buffalo house?
We can close in as few as 7 days from a signed purchase agreement. Because we pay cash — no mortgage approval, no appraisal, no bank financing contingency — there is nothing slowing the timeline down. The limiting factor is usually the title search and paperwork processing, which typically takes 7–14 days.
We have closed in 7 days for homeowners facing an imminent Erie County sheriff sale. We have also closed in 60–90 days when sellers needed more time to find their next home. You set the date. We show up.
Do I need to be present at closing?
Not necessarily. We work with out-of-state sellers regularly and can coordinate remote closings through a local title company. Documents can be signed electronically or notarized remotely in most cases. If you’ve inherited a Buffalo property and live elsewhere, or if you’ve already relocated — you do not need to return to Western New York to close. See our out-of-state seller guide for details.
What paperwork is involved?
Very little on your end. You’ll sign a purchase and sale agreement when you accept our offer, and then sign the standard closing documents at the title company. We coordinate everything else — title search, lien payoffs, deed transfer, and any other paperwork specific to your situation. If you’re selling an inherited property or going through probate, there may be additional estate documents required — we’ll walk you through all of it.
Cash Offers
How we calculate our offers, what affects the number, and what you can expect to receive.
How do you determine what to offer for my house?
Our offer is based on four factors:
- After-Repair Value (ARV): What comparable homes in your neighborhood sell for after being fully updated. We pull recent Erie County sales data to establish this number.
- Estimated repair costs: What it will cost us to bring the property to market condition. We absorb all repair costs after purchase — you pay nothing.
- Our holding and selling costs: Property taxes, insurance, utilities, and eventual selling costs while we own and renovate the home.
- A reasonable profit margin: We are a business — we need to make a profit to stay in operation. We are transparent about this.
The formula: Offer = ARV − Repair Costs − Holding Costs − Profit Margin. We will show you our numbers if you ask. We believe in transparency.
Will I get full market value for my house?
No — and any cash buyer who claims to offer full market value is not being honest with you. We offer below market value in exchange for providing: certainty of closing, zero repairs, zero fees or commissions, fast timeline, and no contingencies.
The right comparison is not “our offer vs. list price.” The right comparison is “our offer vs. your actual net proceeds after a traditional sale.” When you subtract agent commissions (5–6%), repair costs, carrying costs during the listing period, and the risk of buyer financing falling through — many sellers find our offer results in comparable or better net proceeds. See our sell as-is page for a full comparison.
Is there any cost or obligation to receive an offer?
Zero cost. Zero obligation. We do not charge a fee to evaluate your property or prepare a cash offer. You can receive our offer, review it at your own pace, ask questions, and walk away with no pressure and no consequence. We would rather you make the right decision for your situation than feel pressured into a sale. That’s why our Google reviews consistently mention how stress-free the process is.
Can I negotiate the offer?
Yes. Our initial offer is based on the information available at the time. If you believe our repair estimate is too high, or if there are factors that increase the value we haven’t accounted for, we’re open to that conversation. We won’t always be able to move the number — but we’ll always explain why. Negotiation is a normal part of the process and we never penalize a seller for asking.
Are there any fees or commissions deducted from my offer?
No agent commissions. No listing fees. No transaction fees paid by you. The offer we make is the amount you receive at closing, minus any existing mortgage payoff, liens, or back taxes that need to be satisfied from the proceeds — which is standard in any real estate transaction. Closing costs are negotiable and discussed upfront. There are no surprise deductions on closing day.
Nickel City Buyers vs. Listing With an Agent
A direct side-by-side comparison of every factor that matters. Neither option is right for every situation — here’s how to think about it honestly.
| Listing With a Buffalo Agent | Selling to Nickel City Buyers | |
|---|---|---|
| Time to close | 60–120+ days (average in WNY) | 7–21 days — you choose |
| Repairs required | Yes — buyers expect move-in ready or negotiate credits | None — we buy as-is, any condition |
| Agent commissions | 5–6% of sale price paid by seller | $0 — no agents involved |
| Showings & open houses | Multiple — ongoing until sold | None — one walkthrough only |
| Financing contingency risk | Yes — deals fall through if buyer loan denied | Zero — we pay cash, no financing |
| Inspection contingency | Yes — buyer can renegotiate or walk | None — we buy what we see |
| Appraisal required | Yes — required by lender | No — cash sale, no appraisal |
| Closing date flexibility | Determined by buyer needs | 100% your choice |
| Condition of property | Must be clean, repaired, staged | Any condition accepted |
| Certainty of sale | Not guaranteed until closing | Guaranteed once signed |
| Sale price | Higher gross price (before costs) | Below market — but lower net costs |
The right choice depends on your situation and timeline. If your house is in good condition and you can wait 3–4 months, a traditional listing may net you more. If you need speed, certainty, or are dealing with a property that can’t easily be listed, a cash sale is almost always the better path. See all situations we help with.
Specific Situations
Answers to the most common situation-specific questions. Each situation below has a full dedicated resource center on this site.
Can I sell my house to stop a foreclosure in Buffalo?
Yes — and this is one of the most time-sensitive situations we work with. In New York State, you retain the right to sell your property at any point before the sheriff sale is completed and confirmed by the court. That means even after a foreclosure lawsuit has been filed — even after a judgment has been entered — you can still sell.
We have closed in 7 days for homeowners with a scheduled Erie County sheriff sale date. If you have a sale date set, call (716) 557-7005 immediately. See our full Buffalo Foreclosure Resource Center — 19 guides covering every stage of the NY foreclosure process.
Can you buy an inherited or probate property in Buffalo?
Yes — inherited properties and probate estates are among the most common situations we handle. Whether you’re an executor, administrator, or heir, we work with you and your estate attorney to navigate the process. We understand Erie County Surrogate’s Court requirements and can close after probate is granted or, in some cases, before probate is complete when permitted under New York law.
See our full Probate Resource Center — 24 guides covering every aspect of inherited properties and estate sales in Erie and Niagara County. Also see our inherited property page and probate page.
Will you buy a house with foundation problems, water damage, or major repairs needed?
Yes — that is exactly what we specialize in. We have purchased homes with foundation cracks, wet basements, roof failures, fire damage, mold, code violations, and structural problems of every kind. These are the properties that simply cannot be listed on the MLS without significant investment first — and that’s precisely where we provide the most value.
We have a full construction problems resource center covering every major issue WNY homes face: foundation cracks, basement water problems, roof leaks, uneven floors, and wood rot and porch damage. See the full Buffalo Construction Problems Resource Center.
Can you buy my rental property with tenants still in it?
Yes — we purchase rental properties with tenants in place regularly. You do not need to evict your tenants before selling to us. We understand New York State landlord-tenant law and handle occupied properties as a standard part of our business.
Whether you’re a tired landlord dealing with non-paying tenants, going through an eviction, or simply done with being a landlord, we can buy your rental property as-is with tenants in place. See our full Landlord Resource Center — 31 guides for WNY landlords.
Can you buy a house during a divorce in Buffalo?
Yes. We work with divorcing couples — and with one spouse alone when court orders permit — to facilitate a fast, clean sale that removes the shared property from the equation. Speed and certainty are particularly valuable in divorce situations because both parties can move forward faster.
We understand the sensitivity required in these transactions and have handled many divorce sales in Erie and Niagara County. See our divorce page for more information.
Do you buy houses with back taxes or liens in Buffalo?
Yes. Properties with outstanding property taxes, IRS liens, HOA liens, judgment liens, or other encumbrances are common in our transactions. These are typically resolved at closing from the sale proceeds — just as they would be in any real estate transaction.
In many cases, the existence of liens is exactly why a traditional sale is difficult and a cash sale is the right path. See our back taxes page, our Financial Distress Resource Center, and our guide on property tax liens in Erie County.
Will you buy a fire-damaged or smoke-damaged house in Buffalo?
Yes. Fire damage is one of the most difficult situations for homeowners — insurance disputes, structural damage, and smoke contamination make traditional sales nearly impossible. We purchase fire-damaged and smoke-damaged properties as-is, with no insurance requirement and no remediation needed on your part.
See our fire damage situation page and our fire damage construction guide for real WNY remediation cost data.
Can I sell if I’m behind on my mortgage payments?
Yes — and the sooner the better. Being behind on payments is a financial distress problem before it becomes a foreclosure problem. When you sell to us, your mortgage is paid off at closing from the sale proceeds. Any equity above the payoff amount goes to you.
We have a full resource center dedicated to this: Financial Distress Resource Center covering missed mortgage payments, unaffordable homes, job loss, and more.
Closing & Moving
What happens at closing, who pays what, and what you can leave behind.
Who pays closing costs when selling to Nickel City Buyers?
Closing costs are negotiable and discussed upfront as part of every offer. There is no standard blanket answer — it depends on the specifics of your transaction. What we can tell you is that there are no listing fees, no agent commissions, and no repair costs on your end. Any closing cost structure is presented clearly before you sign anything. There are no surprise deductions on closing day.
Can I leave belongings, furniture, or junk behind when I sell?
Yes — you can leave whatever you don’t want. Take what matters to you and leave the rest. We handle the cleanout after closing. This is one of the most practical advantages of selling to a cash buyer — particularly for sellers dealing with hoarder conditions, estate cleanouts, or simply too much stuff to move.
See our Leave It Behind guide and our full Buffalo Moving Resources center for disposal options if you want to handle some of it yourself before closing.
What happens to my mortgage when I sell to you?
Your mortgage is paid off at closing directly from the sale proceeds. The title company orders a payoff statement from your lender, and the outstanding balance is wired directly to them at closing. You receive any remaining equity after the payoff. This is identical to how a mortgage payoff works in any real estate transaction — there is nothing unusual about it.
What if I owe more than the house is worth?
If you owe more than we can offer — meaning there is no equity — a traditional cash sale may not work without your lender’s cooperation. In this case, a short sale (selling for less than the mortgage balance with lender approval) may be the right path. We can discuss your specific numbers and help you understand your options. See our short sale vs. foreclosure guide for a detailed comparison.
Property Condition
What conditions we accept, what we’ve purchased before, and what “as-is” really means.
What does “as-is” mean when selling to Nickel City Buyers?
“As-is” means exactly what it says: we purchase the property in its current condition, with zero requirement for repairs, cleaning, updates, or staging before closing. You do not need to fix the foundation, patch the roof, remediate the mold, replace the furnace, or even clean out the clutter. We buy the house exactly as it stands on the day we close.
After closing, we assume all responsibility for bringing the property to market condition. That risk, cost, and effort transfers entirely to us. See our sell as-is page for more.
What is the worst condition you have purchased a house in?
In 13+ years and 300+ transactions in Western New York, we have purchased homes in virtually every condition imaginable: full hoarder situations with floor-to-ceiling accumulation, fire-damaged structures with compromised framing, flooded basements with active water intrusion, properties with failed foundations, houses with active code violation orders, and homes condemned by the City of Buffalo. If a structure is still standing and title can be transferred, we can typically make an offer.
Do you buy houses with code violations or OBI notices in Buffalo?
Yes — regularly. Properties with outstanding code violations, OBI (Office of Building Inspections) notices, or open permits are common in our transactions. These issues can make traditional sales nearly impossible because most buyers require violations to be resolved before closing. We purchase properties with all of these issues as-is. See our code violations page for more detail.
Do you buy vacant properties and abandoned houses in Buffalo?
Yes. Vacant properties present their own set of challenges — vandalism risk, utility shutoffs, deteriorating condition, and carrying costs that accumulate while the property sits. We purchase vacant properties and vacant homes across Erie and Niagara County. See our out-of-state owner page if you’re managing a vacant property remotely.
Areas & Neighborhoods
Where we buy across Western New York and what our local market knowledge means for your sale.
Do you buy houses in all Buffalo neighborhoods?
Yes — all of them. We have purchased homes in every Buffalo neighborhood including the East Side, West Side, South Buffalo, North Buffalo, Elmwood Village, Allentown, Lovejoy, University, Fillmore, Kaisertown, Black Rock, Riverside, and every other neighborhood within city limits. We do not avoid neighborhoods based on condition, demographics, or property values. If you have a property in Buffalo and need to sell, we will look at it.
Do you buy houses in the Buffalo suburbs?
Yes — the majority of our purchases are in the suburbs. We have dedicated city pages for every major suburb in Erie and Niagara County: Cheektowaga, Amherst, Tonawanda, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, Grand Island, Lockport, North Tonawanda, Niagara Falls, and more. See all areas we buy in.
Do you buy houses in Niagara County?
Yes — we serve all of Niagara County including Niagara Falls, Lockport, North Tonawanda, Lewiston, Youngstown, Wheatfield, Newfane, and Pendleton. Niagara County foreclosures are handled through Niagara County Supreme Court with sheriff sales at 175 Hawley St, Lockport — see our Niagara County sheriff sale guide.
Every Situation Has Its Own Resource Center
Each situation mentioned in these FAQs has a dedicated in-depth resource center with guides, timelines, cost data, and selling options specific to that situation.
19 guides — every stage of NY foreclosure from first missed payment to sheriff sale.
View Center → Probate & Inherited Probate Resource Center24 guides — probate, executors, inherited properties, and estate sales in Erie County.
View Center → Financial Distress Financial Distress Center25 guides — mortgage arrears, tax liens, job loss, debt, and financial hardship.
View Center → Landlord Landlord Resource Center31 guides — bad tenants, evictions, burnout, inherited rentals, selling with tenants in place.
View Center → Construction Problems Construction Problems Center35 guides — foundation, basement water, roof leaks, wood rot, and structural damage.
View Center → Moving & Resources Moving Resources Center21 guides — bulk trash, donation pickup, disposal, storage — everything for moving out.
View Center →Still Have Questions?
Call Us.
Cash offer within 24 hours. No repairs. No fees. No commissions. Buffalo’s most trusted cash buyer since 2013 — 300+ homes, 5.0 stars, A+ BBB.
Get My Cash Offer Today Or call us directly: (716) 557-7005Nickel City Buyers — Buffalo NY FAQ — Cash Home Buyer Since 2013
Nickel City Buyers, LLC is a locally owned cash home buying company serving Buffalo and Western New York since 2013. Located at 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Phone: (716) 557-7005. Website: nickelcitybuyers.com. We purchase homes in any condition across all of Erie and Niagara County — foreclosure, probate, inherited properties, fire damage, code violations, hoarder conditions, rental properties, and more. 300+ homes purchased. 5.0 Google rating across 32 verified reviews. A+ BBB accreditation with zero complaints. Closing costs are negotiable — no listing fees, no agent commissions, no repairs required.
Service area: Buffalo, Cheektowaga, Amherst, Tonawanda, West Seneca, Lackawanna, Hamburg, Kenmore, Depew, Lancaster, Orchard Park, Williamsville, East Aurora, Clarence, Akron, Colden, Newfane, Pendleton, Grand Island, East Amherst, Niagara Falls, Lockport, North Tonawanda, Lewiston, Youngstown, Wheatfield — all of Erie and Niagara County, New York.
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