Common Questions
Selling With No Closing Costs in Buffalo NY — FAQ
What closing costs do sellers pay when selling to a cash buyer in Buffalo NY?
In a Buffalo cash sale to NCB, sellers pay zero agent commissions, zero repair costs, zero staging costs, and zero carrying costs during a listing period. Closing costs that exist in every New York real estate transaction — NYS transfer taxes, Erie County transfer taxes, title search, title insurance, and attorney fees — are either covered by NCB or disclosed explicitly in the written purchase agreement before you sign. You know your exact net before you commit.
Does NCB pay all closing costs when buying my Buffalo home?
NCB’s commitment: every cost in the transaction is disclosed upfront in the written purchase agreement before you sign. Whether NCB covers specific closing costs or factors them into the offer price depends on the transaction — we don’t make a blanket promise either way. What is guaranteed: zero agent commissions, zero repair costs, and full transparency on every cost before you commit. Call (716) 557-7005 for the full cost picture on your specific property.
How much do agent commissions cost when selling a Buffalo home?
In Erie County, standard agent commissions run 5–6% of the sale price, split between listing and buyer’s agents. On a $200,000 Buffalo home, that’s $10,000–$12,000 in commissions paid by the seller at closing. On a $300,000 home, $15,000–$18,000. When you sell to NCB directly, there is no agent on either side — zero commissions are deducted from your proceeds. This is typically the largest single cost eliminated in a cash sale.
What are NYS transfer taxes and who pays them in a Buffalo home sale?
New York State imposes a transfer tax of $2 per $500 of sale price (0.4%) on residential property sales. Erie County imposes its own transfer tax of $1.25 per $500 (0.25%). Combined, Erie County real estate transfer taxes total approximately 0.65% of the sale price. By convention, these are typically paid by the seller in New York. In NCB transactions, the allocation of transfer taxes is disclosed in the purchase agreement upfront — not deducted as a surprise at closing.
What is the total cost of selling a house in Buffalo NY with a traditional agent?
On a typical Buffalo home sale through a traditional listing, total seller costs include: agent commissions (5–6%), seller-paid closing costs including transfer taxes and attorney fees (approximately 2%), repair costs to pass buyer inspection (varies widely — $5,000–$30,000+ on older Buffalo stock), staging and photography ($500–$3,000), and carrying costs during the listing period ($3,000–$6,000 for 3 months). Total traditional sale costs commonly run 10–15% of the sale price. NCB eliminates the largest: commissions and repair costs. See the full Erie County cost of selling breakdown →
Is there a way to sell my Buffalo home with no out-of-pocket costs at all?
Yes — in most NCB transactions, sellers pay nothing out of pocket before or at closing. All costs, including any closing costs, are factored into the offer or deducted from proceeds at closing — not billed separately. You bring no check to the closing table. All outstanding mortgage balances, delinquent Erie County taxes, lien payoffs, and agreed closing costs come from the sale proceeds, not from your personal funds.
How does NCB’s offer compare to what I’d net after a traditional listing?
On most Buffalo properties, NCB’s offer is within 3–8% of what a seller nets after agent commissions, repair costs, carrying costs, and contingency risk on a traditional listing. The gap is smallest for properties with condition issues, liens, or time constraints. NCB will show you both scenarios with real numbers specific to your property before you decide. See the full cash vs. market value breakdown →
What is title insurance and does the seller pay it in a Buffalo cash sale?
Title insurance protects the buyer against defects in the property’s title history — undiscovered liens, errors in prior deeds, or ownership disputes. In NCB transactions, title insurance costs are disclosed in the purchase agreement upfront. NCB buys its own title insurance as the buyer — you are not charged for it separately as a seller.
Can I negotiate closing costs with NCB?
Yes — closing costs in every NCB transaction are negotiable and documented in the purchase agreement before signing. Call (716) 557-7005 and we’ll walk through the full cost picture for your specific property. NCB’s priority is that you understand exactly what you net from the offer price before you make any commitment.
What is the fastest way to sell a Buffalo home with the least costs?
A direct cash sale to NCB eliminates the largest costs — agent commissions (5–6%), repair costs, staging, and carrying costs during a listing period — and closes in 7 days. For comparison: traditional listing (7–15% total costs, 60–90 day timeline); FSBO (lower cost but you manage showings and negotiations, same 60–90 day timeline); NCB cash sale (zero commissions, zero repair costs, 7-day close). See the full Buffalo home selling guide →
