Ithaca, NY · Tompkins County · How it works
How selling your Ithaca house to us works
USA Home Buyers buys houses in Ithaca, NY and Tompkins County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address and what you know about the house. You do not have to settle every property question before the first conversation.
We'll give you a written cash offer within 24 hours.
Want to talk first? Call 888-274-5006.
We give written cash offers in 24 hours.
Start with the property address and the details you know. Questions can be sorted out as we talk.
From first conversation to settlement
The sale, step by step
Step 1: Tell us about the house
Start with the address, condition, who lives there, access, and the timing you are considering. If the house is inherited or there are payoff, lien, or tax questions, tell us what you know. You can begin the conversation before every property question is settled.
Step 2: Talk through the property and get a written offer
We ask practical questions about the house and review it as-is. We give written cash offers in 24 hours.
Step 3: Read the terms before you decide
Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, costs, timing, and any property-specific terms before deciding whether to proceed.
Step 4: Work through title and payoffs
The title company checks who owns the property and who can sign, then works through mortgage payoffs, liens, taxes, and other settlement items. If estate authority still needs to be confirmed, you can start with what you know and talk with your attorney about the legal questions.
Step 5: Review the settlement sheet and close
The sale closes through a title company. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
You're going to get a fair price and not have to do anything. Just show up at settlement.
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.
Local details that can affect settlement
Ithaca and Tompkins County
Ithaca is in Tompkins County. For a house with an estate, mortgage payoff, or lien question, you can start with what you know. The title company checks ownership, who can sign, and the payoff or lien information needed for the closing figures. If an estate question needs legal advice, speak with your attorney.
The Tompkins County Clerk fee schedule 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. New York State's base transfer tax is $2 for each $500 of sale price, or part of $500, when the price exceeds $500. See the New York State Department of Taxation and Finance transfer-tax guidance for the state details.
Closing numbers
See what is included in the settlement figures
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.
This does not pay your mortgage balance, liens, back taxes, or your share of current property taxes. Those are separate settlement items, and the title company confirms the final figures with you.
When something gets difficult
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
Questions about selling in Ithaca
Can I start before I have every answer about the property?
Yes. Start with the address and the facts you know about condition, occupancy, access, and timing. You can leave unresolved property questions for the conversation.
Do I need to repair or clean out the house first?
No. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What happens with a mortgage payoff, lien, or estate question?
The title company checks ownership, signing authority, payoffs, liens, taxes, and the documents needed for settlement. For advice about an estate or another legal question, speak with your attorney.
What transfer taxes apply to an Ithaca-area sale?
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 any applicable local real estate transfer taxes.
Questions or ready to start?
Call 888-274-5006 or use the form above. Start with the house and what you know; you can ask questions before deciding whether either sale option fits.