TL;DR — What You Need to Know
Yes. USA Home Buyers buys houses as-is in Batavia and Genesee County, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We'll give you a written cash offer within 24 hours. Call 888-274-5006 with a question or use the form to compare options; you get written terms before you commit, and closing is through a title company.
Batavia market facts
Batavia is the only city in Genesee County and serves as the county seat. For current city-level sale prices, days on market, and Zillow's typical home-value measure, see the Batavia market report. Those figures describe the market, not the price or net proceeds for one house.
Compare a Listing, Cash Offer, and EZ Sale
A listing puts your house in front of open-market buyers, but you may need to prepare it, manage showings, and wait through inspections and buyer financing. Compare what you may keep after repairs, commissions, carrying costs, and other sale expenses—not just the asking price.
USA Home Buyers has two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
- Cash Offer — USA Home Buyers buys directly. 30 days or less. Lower price. No repairs, no commissions, no closing costs.
- EZ Sale — goes to one of our partners. 60 days or less. Higher price than the Cash Offer. Still no repairs, no commissions, no closing costs.
- You receive the written offer and terms before you commit; closing is through a title company.
The City of Batavia and the Town of Batavia
The Town of Batavia surrounds the City of Batavia, so an address in the surrounding town is outside the city. We buy in Batavia and across Genesee County; share the property address and we can review the actual location.
New York Transfer Tax and Closing Costs
New York State real estate transfer tax is $2 for each $500 of sale price, or part of $500, when the price exceeds $500. The seller normally pays this base tax, but the sale agreement can provide otherwise. Local transfer taxes may add to it.
When you sell to us, we pay the closing costs, including New York State real estate transfer tax and any applicable local real estate transfer taxes. That does not pay your mortgage, liens, back taxes, or share of current property taxes.
What to do next
Call 888-274-5006 with a question or use the form to ask for a Batavia cash offer. You receive the written terms before you commit, so you can compare whether either option fits.
Our experience
We're not attorneys and this isn't legal advice. It's what we've learned buying houses in situations like yours for more than 20 years. If you want advice on your specific situation, talk to an attorney — we're glad to work alongside yours.
We give written cash offers in 24 hours.
Call 888-274-5006 with a question or use the form to compare your options. No repairs, no cleaning, no cleanout required to sell to us.
Frequently Asked Questions
Do I have to repair or clean out my Batavia house before selling to you?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
How soon will I get a written cash offer?
We'll give you a written cash offer within 24 hours. You receive written terms before you commit, and closing is through a title company.
Who pays New York transfer tax?
The seller normally pays New York State real estate transfer tax, unless the sale agreement provides otherwise; local transfer taxes may add to it. When you sell to us, we pay the closing costs, including New York State real estate transfer tax and any applicable local real estate transfer taxes.