How to Find Cash Home Buyers in Buffalo for a Hassle-Free Home Sale

Inside the Buffalo cash home buyers market

Buffalo’s cash buyer market is made up of several types of buyers, each with different reasons for investing:

• New residents: While Buffalo’s population is slowly declining at about -0.35% per year, the city remains attractive thanks to its growing economy, steady real estate market, and high quality of life. Many newcomers are choosing to pay cash to make their moves smoother and faster.
• Baby Boomers: Nationwide, 32% of home sales in February 2025 were cash deals. Among Older Boomers, 51% bought with cash, and 53% of Silent Generation buyers did the same (as of 2023). Many older buyers prefer the security of avoiding a mortgage altogether.
• Property investors: Buffalo’s market draws a range of investors, from institutional buyers and house flippers to landlords and wholesale buyers, all looking to tap into local opportunities.
• iBuyers: These companies often make offers close to market value but charge service fees and operate under specific guidelines, which can limit options for some sellers.

Pros of working with a Buffalo cash home buyer

For many homeowners, selling to a cash buyer offers a faster and more straightforward alternative to a traditional listing. Here’s how working with cash home buyers in Buffalo could benefit you:

How to request a cash offer in Buffalo

HomeLight’s Simple Sale platform offers an easier way to secure a cash offer. Simple Sale can connect you directly to the country’s largest network of pre-approved and vetted investors.

To get started, just answer a few basic questions about your Buffalo house, and you’ll receive a no-obligation cash offer in as little as 24 hours. If you choose to accept, the sale can close in as few as 10 days. You can pick a move-out date that aligns with your timeline — up to 30 days post-closing. There’s no need to stress about renovations, staging, or open houses.

While cash offers are typically lower than open-market offers, traditional home sales often come with costs that add up to 9% to 10% of the sale price. Depending on your situation and goals, selling for cash could ultimately save you both time and resources.

How much are Buffalo cash home buyers willing to pay?

Home-buying companies and cash investors generally purchase homes below market value to turn a profit. In return, sellers can enjoy a quick and convenient process. For instance, property flippers adhere to the 70% rule, meaning they pay up to 70% of a home’s after-repair value (ARV), factoring in repair and upgrade costs.

Market conditions also affect cash offers. In a competitive market, cash offers may approach 80% to 85% of a property’s ARV. On the other hand, in a slower market, offers tend to be lower.

For sellers in Buffalo, the current housing market is hot, with significant price increases due to high demand and low supply, creating a very favorable environment for cash offers.

What’s the process of selling to a Buffalo cash home buyer?

If you’re looking to sell quickly, a cash sale may be the ideal solution. Here’s what you can expect from working with cash home buyers in Buffalo.

Complete the New York Disclosure Statement

• What it is: New York sellers are required to disclose any defects by completing the Property Condition Disclosure Statement (PCDS) form. Sellers of homes built before 1978 must also fill out the Lead-Based Paint Disclosure Statement.
• Why it matters: Mandated disclosure laws ensure buyers receive important property details. Accurate disclosures can help your sale avoid complications and delays.
• How cash buyers help: Many We Buy Houses companies in Buffalo take care of disclosure paperwork for sellers. These buyers purchase homes in any condition, so disclosures are mainly a legal requirement.

The buyer runs a title search on the property

• What it involves: In New York, cash buyers usually perform a title search to confirm ownership and identify potential issues like liens, undisclosed heirs, or boundary disputes.
• Why it’s important: Resolving title problems early increases your chances of a smooth, hassle-free transaction.

The seller pays any associated fees

• Typical costs: While cash sales usually involve fewer closing costs, sellers may still need to cover transfer taxes, title insurance, escrow fees, and attorney fees.
• New York’s transfer tax: In many states, transfer taxes are paid at closing. Sellers in New York typically pay the state transfer tax, which is $2 for every $500 of the sale price. In Erie County, where Buffalo is located, there’s an additional county transfer tax of $2.50 per $500. Together, sellers in Buffalo can expect a combined transfer tax rate of $4.50 per $500 at closing.
• Minimizing fees: While many New York We Buy Houses companies cover closing costs, their offers are usually below market value.

Deciding to sell to Buffalo cash home buyers

Given the current market, selling to cash buyers in Buffalo offers a convenient and straightforward solution for homeowners.

HomeLight connects you with experienced professionals and useful resources, whether you choose to evaluate buyers yourself, work with an agent, or explore an offer through Simple Sale. We leverage Buffalo’s active investor network to simplify your sale and help you achieve a fast, effective outcome.

Editor’s note: As a friendly reminder, this blog post is meant for educational purposes, not legal or tax advice. HomeLight always encourages you to consult your own advisor.

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