Sell My House Without a RealtorBuffalo NY — Your Options

Yes. New York State law does not require sellers to use a licensed real estate agent. You can sell directly to a buyer — whether that’s a cash buyer like NCB or a private individual — without agent involvement. What New York does require is that the closing involve a licensed real estate attorney to prepare the deed and handle the transfer. An attorney is not optional in NY, but an agent is.

Three main paths: (1) Direct sale to a cash buyer like NCB — fastest, no marketing required, no showings, close in 7–14 days. (2) For Sale By Owner (FSBO) — you market the property yourself on Zillow or local platforms, handle showings, negotiate offers, and manage the transaction. (3) Flat-fee MLS listing — pay a flat fee ($300–$500 typically) to get listed on the MLS without a full-service agent, while still handling the buyer side yourself.

The seller’s agent commission in Erie County typically runs 2.5–3% of the sale price. On a $200,000 home that’s $5,000–$6,000 saved. If you avoid a buyer’s agent commission as well (increasingly negotiable post-2024 NAR settlement), you could save the full 5–6% — $10,000–$12,000 on a $200,000 sale. The savings are real, but FSBO requires you to take on marketing, negotiating, and transaction management yourself.

Yes — non-negotiable in New York. NY is an attorney-closing state. A licensed real estate attorney must prepare the deed (typically a Bargain and Sale Deed with Covenants Against Grantor’s Acts for residential transfers in Erie County), complete the TP-584 transfer tax form, and file the RP-5217 real property transfer report. Expect $800–$1,500 for attorney fees.

The main risks: (1) Pricing without MLS data access — WNY’s pre-1970 housing stock (two-families, postwar ranches, aluminum-sided capes) varies enormously block by block, and without MLS comps an unrepresented seller routinely misses by 10–20%. (2) Contract errors using generic templates. (3) Buyer financing falling through with no agent screening buyers. (4) Disclosure liability — NY’s Property Condition Disclosure Statement requirements apply regardless of how you sell. Errors create post-closing liability.

Yes — and this is the most common way NCB transactions work. You contact us directly, we walk the property, present a written cash offer, and close through a licensed Erie County title company and attorney. No agent involved on either side. You save the commission, avoid the listing process entirely, and close in 7–14 days.

They’re often used interchangeably but there’s a meaningful distinction. FSBO implies you’re marketing the property to the open market yourself. Selling without a realtor can also mean selling directly and privately to a cash buyer like NCB — no public marketing at all. The direct private sale is faster, more confidential, and involves less complexity than a full FSBO.