Rochester, New York · Monroe County seller guide
USA Home Buyers buys houses as-is in Rochester and Monroe County, New York — in any condition, with no repairs, cleaning, or cleanout required to sell to us.
Compare our written terms with the work and costs of listing; the right fit depends on the house and your timing.
The short answer
We review title, payoff, occupancy, seller authority, condition, and timing with you. You get a written offer and clear written terms before you commit, and we close through a title company. Compare those terms with the repairs, cleanout, commissions, showings, and carrying costs of a listing.
Selling choices
An agent may help find a buyer at a retail price, but the house may need preparation and showings, and the sale can involve commissions, inspection requests, concessions, and carrying costs. Consider the likely net and time, not just the asking price.
We review the house in its current condition and give you a written offer and terms before you commit. No fees. No agent commissions when you sell to us. A Cash Offer is a direct purchase; EZ Sale goes to a partner, with partner visits.
The Cash Offer is a direct purchase by USA Home Buyers; EZ Sale goes to one of our partners. Compare either written option with a listing plan and the costs that apply to your house.
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 | Yes, partner visits |
| 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 | You get a written offer and written terms before you commit, and we close through a title company. | You get a written offer and written terms before you commit, and we close through a title company. |
| 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. |
Compare what you would keep after costs with the Rochester calculator →
Questions about the two options? Call 888-274-5006.
1
Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
2
We give written cash offers in 24 hours.
3
You get a written offer and written terms before you commit, and we close through a title company.
Market context
We review the house's condition, occupancy, title, payoff, and timing with you; citywide market measures do not set the price for one property.
For a current typical home-value measure, see $240,168 (As of September 2026; Zillow typical home value for Rochester, NY). It provides Rochester-wide context, not a price for one house.
| Measure | Value | Source and place | Period |
|---|---|---|---|
| Median sale price | $189,910 (+5.51% year over year) | Redfin · Rochester, NY | Three months ending September 2026 |
| Median days on market | 11 days | Redfin · Rochester, NY | Three months ending September 2026 |
| Homes sold | 495 homes | Redfin · Rochester, NY | Three months ending September 2026 |
| For-sale inventory | 822 homes | Zillow · Rochester, NY | As of September 2026 |
Compare what you might keep after costs with the Rochester home-sale net-proceeds calculator. Just an estimate — the actual number could be more or less depending on the home's condition.
Local property context
Rochester includes older housing: Grove Place Historic District has substantially intact nineteenth-century homes. The City also discusses renovation and redevelopment of vacant or underused property. If your house needs work or has been vacant, we buy it as-is; no repairs, cleaning, or cleanout are required to sell to us.
Local records and state guidance
For Rochester city addresses, the Bureau provides ownership and sales information and physical or structural property data.
The County Clerk's site covers Monroe County land records.
The State Department of Taxation and Finance publishes New York's real estate transfer-tax rules; the tax FAQ above explains what we pay when you sell to us.
New York Courts explains foreclosure judgments, mortgage payoff, and a referee's sale.
For New York's Home Equity Theft Prevention Act, read Real Property Law §265-a.
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We buy in Rochester and Monroe County, New York. Ask for a written cash offer and compare its terms with the work and costs of your other options.
A listing may bring a higher price when the house is ready for showings, but it can involve preparation, commissions, inspection requests, concessions, and carrying costs while the sale is pending. We give you a written offer and clear written terms before you commit. No fees. No agent commissions when you sell to us. A Cash Offer is a direct purchase; EZ Sale goes to a partner, with partner visits.
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.
We'll give you a written cash offer within 24 hours. Cash Offer terms are 30 days or less; EZ Sale terms are 60 days or less. Close as fast as 7 days when title and closing details allow.
When the sale price exceeds $500, New York State real estate transfer tax is $2 for each $500 of sale price, or part of $500. That is $400 on a $100,000 sale before any local tax or exemption. The seller normally pays the state tax, but the sale agreement can provide otherwise; local transfer taxes may add to it. A separate 1% mansion tax applies to residential sales of $1 million or more and is normally paid by the buyer. 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. Mortgage balances, liens, back taxes and your share of current property taxes are separate.
Yes. A sale may still be possible before the foreclosure auction if the mortgage payoff and other closing obligations can be covered. New York foreclosures go through court, and a referee conducts the sale. After the auction, there is no right to buy the house back. If you live there and are in foreclosure or two or more months behind on the mortgage, New York's Home Equity Theft Prevention Act gives you 14 business days to cancel a sale to an investor. Stopping it by paying the lender requires the full amount owed, including applicable interest, fees and costs. Our agreement of sale will often get a foreclosure sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think. A requested postponement does not change a separate legal deadline.
We review who lives at the property, lease terms, and access with you. New York notice rules can affect timing; see the Rochester tenant-occupied property guide for more.
Call 888-274-5006 or use the written-offer form above. We can talk through the property, its occupancy, and the timing that matters to you.