Sell Your House As-IsBuffalo NY

Selling as-is means the property transfers in its current condition, with no repairs, cleaning, or improvements required before closing. The buyer accepts the property exactly as it stands. In a traditional sale, buyers typically request repairs after inspection — in an as-is sale to NCB, there is no inspection contingency and no repair negotiation. What you see is what we buy.

Any condition. Structurally sound homes that just need updating, fire-damaged properties, homes with active water damage or mold, properties with open code violations or condemned status, hoarder properties full of belongings, homes with foundation issues, roofs past their useful life, or any combination of these. The condition determines our offer price — it doesn’t determine whether we can make one.

Depends on your situation and timeline. In Buffalo’s pre-1960 housing stock, repair projects routinely cost more and return less than expected. A $14,000 roof often reveals $6,000 more in flashing and decking. A $18,000 kitchen update adds roughly $8,000 in market value. Once you subtract repair costs, agent commissions (5–6%), carrying costs, and buyer demands, the net difference between repair-first and selling as-is often narrows to near zero — or favors as-is entirely.

It varies by condition. A home in good-but-dated shape might receive an as-is offer 5–10% below a post-repair list price. A home with significant deferred maintenance might see 15–25% below post-repair value — but subtract the cost of those repairs, agent commissions, carrying costs, and buyer concessions and the net difference often narrows to near zero. NCB walks through this math with every offer so you can compare both paths clearly before deciding.

No. Take whatever you want and leave the rest. Furniture, appliances, personal items, debris — all of it stays if you want it to. NCB handles cleanout after closing. Many sellers find this one of the most valuable parts of the as-is sale, especially on inherited properties or hoarding situations where a traditional cleanout would cost thousands.

Yes. New York’s Property Condition Disclosure Statement still applies to as-is sales — sellers are required to disclose known defects. The as-is designation means the buyer accepts those disclosed conditions and waives repair demands; it doesn’t eliminate your disclosure obligation. With NCB, there is no inspection contingency and no renegotiation after we see the property — all disclosed conditions are factored directly into our offer.

Yes. Open OBI violations, condemned status, and open fire department orders are situations we handle regularly across Erie County. They factor into our offer but don’t prevent a sale. You are not required to resolve violations before closing with NCB — we deal with the city after the deed transfers.

Yes to all three. An outstanding mortgage, property tax arrears, IRS liens, and judgment liens don’t prevent an as-is sale — they’re paid at closing from the purchase proceeds through the title company. Erie County’s in rem tax foreclosure process moves on a fixed annual calendar, so if you’re in that process, time matters. Call (716) 557-7005 to talk through your specific situation.

As fast as 7 days from signed purchase agreement. Because NCB pays cash — no mortgage, no bank — there are no lender delays or financing contingencies. Most as-is closings happen in 14–21 days. For urgent situations like a Sheriff Sale deadline, we can close in 48 hours if title is clear.

Some are, some aren’t. A legitimate local cash buyer has a verifiable physical address, a BBB listing with real rating history, named reviews on Google, and a track record you can verify through public records. NCB has been buying homes in Buffalo since 2013 — A+ BBB, 33 five-star Google reviews, 300+ WNY purchases. How to verify any cash buyer before you sign →

Yes. The executor needs Letters Testamentary from Erie County Surrogate’s Court before transferring title — but a purchase contract can often be signed before probate closes and structured to close once the court process finalizes. We work regularly with WNY estate attorneys and move at whatever pace probate requires. Selling a probate house in Buffalo →

All of Erie County and Niagara County — Buffalo’s East Side, West Side, South Buffalo, North Buffalo, Cheektowaga, Tonawanda, West Seneca, Lackawanna, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Amherst, Williamsville, East Aurora, Grand Island, Niagara Falls, Lockport, North Tonawanda, and all surrounding areas. Call (716) 557-7005 for any WNY location.