Inherited
You stop paying for a house and get a fair price.
Sell Your House Fast in Ithaca, NY — Cash Offer in 24 Hours
We buy houses as-is in Ithaca and Tompkins County, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We give written cash offers in 24 hours, with written terms before you commit and a title-company closing.
You're going to get a fair price and not have to do anything. Just show up at settlement.
Call 888-274-5006 to talk through the property.
Hablamos Español
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address, condition, and what is making the sale difficult.
Hablamos Español
Estimate what you could keep from an Ithaca sale
See what you'd actually walk away with. Zillow's typical home value for Tompkins County, NY is $355,495 as of August 2026 (Source: Zillow Home Value Index). That is county context; the calculator currently opens with a separate editable planning estimate of $380,000. The verified combined New York State and Tompkins County real estate transfer taxes are 0.6% before applicable exemptions. Pick your home's condition, from light touch-ups to fire damage, and change any number.
Ithaca, NY illustrative estimate
Ithaca, NY illustrative home sale net proceeds estimate
The sale price is only the starting point. What matters is what you keep after your payoff, repairs, fees, and other costs come out. That's your net proceeds.
Start with your best estimate of what your house is worth. You can change the value and every cost below. Adjust anything you know, including your payoff, repair or credit risk, cleanout cost, agent commission, and how long you expect to carry the property.
Starting-value basis: Illustrative starting home value for Ithaca, NY: $380,000. Editable planning estimate, not an appraisal.
See what you'd actually walk away with.
Your starting home-value estimate may come from a public source when one is available. You can edit that estimate and each cost input above; your property's actual value and closing costs may differ.
Choose the condition that best fits your home, then update the value, mortgage payoff, and cost inputs with what you know. The local-cost input is an editable cost reserve, not a verified local tax rate.
Three simple steps
1
Tell us about your house
Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
2
Get your offer
We give written cash offers in 24 hours.
3
Close
Written offer and written terms before you commit; title-company closing.
Choose the question closest to yours
Selling an Ithaca house in a difficult situation
Foreclosure
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.
Fire damage
You keep the insurance money and don't have to worry about the house anymore — we'll take care of it.
Confirm how the proceeds and any mortgage requirements apply to your claim with your insurer and mortgage servicer.
Liens and back taxes
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing.
Tenants
You're done — no turnover, no repairs, no more bad tenants.
Code violations
The fines don't stop while you think about it. They pile up, they add new ones, and every month takes another bite out of what the property is worth to you. We can buy it quickly, violations and all, so you stop the bleeding and keep your equity.
Divorce
You only have to agree on one thing — the price. After that we handle the rest, so there's nothing to argue about over repairs, contractors, showings, or who pays for what.
Cash Offer or EZ Sale: compare the written numbers
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. |
Compare what you would keep after costs with the Ithaca calculator →
Questions about the two options? Call 888-274-5006.
Ithaca market snapshot
These measures give market context, not a price or timeline for one house. Keep the geography, measure, source, and period in view as you compare sale paths.
Median sale price
$425,000
Redfin · Ithaca, NY · Three months ending August 2026
Median days on market
62 days
Redfin · Ithaca, NY · Three months ending August 2026
Homes sold
37 homes
Redfin · Ithaca, NY · Three months ending August 2026
Typical home value (Zillow ZHVI)
$355,495
Zillow · Tompkins County, NY · As of August 2026
For-sale inventory
146 homes
Zillow · Ithaca, NY · As of August 2026
Redfin sale measures and Zillow's model-based home value are different measures; neither is an appraisal or a written offer for a particular property.
Ithaca selling costs: New York State and Tompkins County transfer taxes
The ordinary combined real estate transfer tax is $6 per $1,000 of sale price before applicable exemptions: $4 per $1,000 for New York State and $2 per $1,000 for Tompkins County. For example, on a $100,000 sale, the combined transfer tax is $600 before exemptions. The New York State tax is $2 for each $500, or part of $500, when the sale price exceeds $500. A separate 1% mansion tax generally applies to residential sales of $1 million or more and is normally paid by the buyer. Confirm the tax calculation and allocation for the property with the closing professionals.
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. This does not pay your mortgage, liens, back taxes, or your share of current property taxes.
New York State Department of Taxation and Finance transfer-tax guidance → Tompkins County Clerk →
What Ithaca sellers should know
College-town timing is context, not a promise
Tompkins County describes the area as a college-town community and says its housing market and population are closely tied to Cornell University, Ithaca College, and Tompkins Cortland Community College. If a move or rental sale is tied to an academic calendar, compare your actual lease, access, payoff, and closing needs; the county context does not predict a particular home's price or sale timing.
Check the exact place and parcel
Ithaca is in Tompkins County. Nearby places include the Towns of Ithaca, Lansing, and Dryden, and the Villages of Lansing and Cayuga Heights. If a property is near the city line, use its exact address when checking parcel, tax, or planning records rather than relying on a mailing address.
City planning references
The City lists adopted plans for Downtown and Greater Southside, and a Waterfront planning area. If you have a location-specific planning question, check the City's materials for that area and contact the City before making a decision based on a general market page.
What sellers say about USA Home Buyers
Here's what sellers have said about working with us.
“Monroe County family court, sale required. Park Avenue condo, beautiful neighborhood, but neither of us could buy out the other and we both needed the money to start over. USA Home Buyers gave us a written offer the same week we called. Both attorneys said yes, closed in thirteen days.”
“I was behind on my mortgage after a medical situation. New York judicial foreclosure takes 12-24 months, but once the bank files in Monroe County Supreme Court, your options narrow fast. USA Home Buyers explained exactly where I stood and closed before the foreclosure judgment. I walked out with enough to start over.”
“Lake Ontario flooding in the spring got into our basement on Lakeshore Boulevard twice. The second time killed the furnace and HVAC and left six inches of standing water. Our insurer totaled the contents but fought the structural claim. USA Home Buyers knew Charlotte's flood situation well — no surprises in the offer, no inspection drama. Closed in ten days.”
Who we are
Ithaca is a market we serve.
We've helped homeowners in just about every situation you can imagine — thousands of times. When you're working with someone, you want to know they've seen it before. We have.
Useful Ithaca and Tompkins County offices
Tompkins County Clerk — Land Services
Land-record and recording information, including deed and transfer-tax questions.
New York State Department of Taxation and Finance
New York State real estate transfer-tax rules and forms.
Tompkins County Assessment
Parcel assessment information and property-record lookup.
Tompkins County Finance — Property Taxes
County property-tax information and payment questions.
Tompkins County Planning and Sustainability
County planning resources and regional planning context.
City of Ithaca Planning
City comprehensive-plan and neighborhood-planning references.
Questions about selling a house in Ithaca
Can I sell an Ithaca house as-is?
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can compare the written terms with the work and timing of another sale path.
What transfer taxes apply to a Tompkins County home sale?
The ordinary combined New York State and Tompkins County real estate transfer tax is $6 per $1,000 of sale price before applicable exemptions: $4 per $1,000 for the state tax and $2 per $1,000 for the county tax. On a $100,000 sale, that is $600 in total transfer tax. 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. This does not pay your mortgage, liens, back taxes, or your share of current property taxes.
How quickly can I get a written cash offer?
We give written cash offers in 24 hours. Any offer is based on the property and the information available for review.
Can you buy a tenant-occupied Ithaca property?
We can review a tenant-occupied house as-is. Share the lease, access limits, rent and deposit information, and any notices so those facts can be considered. A sale does not itself promise a particular possession or eviction outcome.
What should I check if the house is facing foreclosure?
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. Keep following the dates and instructions in your actual notices and check your case with your attorney or lender.
Does a Zillow value tell me what my house is worth or what you will offer?
No. Zillow’s typical home value is a market-level model, not an appraisal or a written offer for your property. Condition, size, access, occupancy, title, payoff, and timing all matter to a property-specific review.
Tell us about your Ithaca house
Share the address, condition, who is living there, and what you need to know. Call 888-274-5006 if you would rather talk first.
Hablamos Español
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what is making the sale difficult.
Hablamos Español
Nearby places and New York market pages
Nearby communities include the Towns of Ithaca, Lansing, and Dryden, plus the Villages of Lansing and Cayuga Heights. See the Ithaca neighborhoods page for local orientation. Other New York market pages include Syracuse, Binghamton, and Elmira.