The market panel keeps the source, geography, measure, and period with each figure. Check whether a row describes Ithaca or Tompkins County; neither is a price or offer for one particular house.
Which selling option fits an as-is Ithaca house?
You can list with an agent, sell the house yourself, or compare the two direct-sale programs below. A listing may fit if you want to expose the house to the market and can manage preparation, buyer visits, and a sale that can take time. Selling it yourself puts marketing and buyer conversations in your hands. If repairs, cleaning, or timing are the sticking point, compare the written direct-sale terms too.
We have 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.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | None |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | Written offer and written terms before you commit; title-company closing. | Written offer and written terms before you commit; title-company closing. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
The useful comparison is what you may keep after costs, not only the headline price. Use the Ithaca home-sale net-proceeds calculator to compare the numbers.
For a sale to us, you get the written offer and written terms before you commit; the closing is through a title company. Compare those terms with the work, timeline, and costs of the other paths.
What is different about selling in Ithaca and Tompkins County?
Tompkins County describes the area as a college-town community and says its economy, housing market, and population are closely tied to Cornell University, Ithaca College, and Tompkins Cortland Community College. If your own move is tied to a school or work date, put that date into your comparison; this county context does not predict the timing or price for one house. See the County's Planning and Sustainability information.
What costs should I compare before selling as-is?
For a listing, compare likely repairs and cleanout, preparation and listing expenses, and the bills you will carry while the house is for sale. For any option, compare the written price and terms with your mortgage payoff and other property costs; a headline price alone does not show what you keep.
The Tompkins County Clerk lists an ordinary combined real estate transfer tax of $6 per $1,000 before applicable exemptions: $4 per $1,000 for New York State and $2 per $1,000 for Tompkins County. See the County Clerk fee schedule and the New York State transfer-tax information.
When you sell to us, we pay the closing costs, including New York State real estate transfer tax and Tompkins County real estate transfer tax.
Mortgage balances, liens, back taxes, and your share of current property taxes remain separate.
Pick your condition — light touch-ups through fire damage — and see what you'd actually walk away with. Change any number in it.
Just an estimate — the actual number could be more or less depending on the home's condition.
Open the Ithaca home-sale net-proceeds calculator →
Written offer and written terms before you commit; title-company closing.
If the house also has a city notice or serious repair issue, read the Ithaca code-violations and serious-repairs page for that situation.
What can I do next?
Have the address, the work the house needs, whether anyone lives there, and the date you have in mind. We buy houses as-is in Ithaca and Tompkins County; you do not need to repair, clean, or clear out the house to sell to us.
Call 888-274-5006 with a question, or ask for a written cash offer using the form above. Written offer and written terms before you commit; title-company closing.
Common Ithaca as-is sale questions
Can I sell my Ithaca house as-is?
Yes. USA Home Buyers buys houses as-is in Ithaca and Tompkins County, New York. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What are my options for selling an as-is house in Ithaca?
You can list with an agent, sell the house yourself, or compare a Cash Offer with EZ Sale. Cash Offer is a direct purchase by USA Home Buyers, 30 days or less, at a lower price. EZ Sale goes to one of our partners, 60 days or less, at a higher price than the Cash Offer. Both are no repairs, no commissions, and no closing costs.
What do Ithaca market figures tell me about my house?
The displayed figures identify their source, geography, measure, and period. An Ithaca city figure or Tompkins County figure is market context, not a price or offer for one address.
What transfer tax applies in Tompkins County?
The Tompkins County Clerk lists an ordinary combined real estate transfer tax of $6 per $1,000 before applicable exemptions: $4 per $1,000 for New York State and $2 per $1,000 for Tompkins County. When you sell to us, we pay the closing costs, including New York State real estate transfer tax and Tompkins County real estate transfer tax. Mortgage balances, liens, back taxes, and your share of current property taxes remain separate.