Sell My House Fast New York — Cash Home Buyers
TL;DR — Sell Your House Fast in New York
USA Home Buyers purchases homes for cash throughout New York. Our active market is Monroe County / Rochester — call 888-440-5250 if you're elsewhere and we'll help or refer you. Written offer within 24 hours, close in 7–14 days, any condition, no repairs, no agent fees. We cover all closing costs. New York requires attorneys at closing — our process accounts for that. Monroe County's Redfin median is $160,000 with a 14-day median days-on-market (Redfin, March 2026).
📍 Service Coverage
We currently serve Monroe County / Rochester, NY. The information below is educational for any New York seller — whether you're in Westchester, Long Island, the North Country, or the five boroughs. Active buying is Monroe County only.
New York Home Sale — Legal Overview
New York is an attorney state
Per NY Judiciary Law §484, only licensed attorneys may prepare deeds, mortgages, and other real estate instruments for compensation. Both buyer and seller hire separate attorneys. The seller's attorney drafts the contract of sale; the buyer's attorney reviews and negotiates it. That attorney review phase typically runs 1–2 weeks before either party is contractually bound. Title companies issue title insurance and participate in the transaction, but they don't run the closing independently — that's different from most states where a title company or escrow agent handles everything without attorneys present.
Property Condition Disclosure — mandatory since March 20, 2024
Per NY Real Property Law §462–§467, sellers of 1–4 family residential properties must deliver a completed Property Condition Disclosure Statement (PCDS) to every buyer before contract signing. Before March 20, 2024, sellers could skip the form entirely by paying a $500 credit at closing. According to NYSAR (New York State Association of Realtors), Governor Hochul's 2024 amendment eliminated that opt-out entirely and added mandatory flood history and flood zone disclosures. Sellers who fail to provide the PCDS now face potential liability — not just a $500 charge. Limited exemptions exist for commercial transfers, court-ordered transfers, and transfers between co-owners.
Closing timeline
A typical New York residential closing takes 60–90 days from signed contract to keys — longer than most states. The attorney review phase adds 1–2 weeks upfront. Mortgage underwriting adds another 4–6 weeks for financed deals. New York also uses “on or about” closing dates by convention, with adjournment rights built into the standard contract. Cash transactions close in roughly 30 days statewide. NYC is slower: co-op board approvals routinely add 4–8+ weeks, pushing NYC closings to 90–120+ days. Upstate closings — including Monroe County — move faster without those layers.
| Feature | New York | Most Other States |
|---|---|---|
| Attorney required at closing | Yes — Judiciary Law §484 | No |
| Closing conducted by | Buyer's + seller's attorneys | Title company or escrow agent |
| Attorney review period | 1–2 weeks typical (pre-contract) | Rarely standard |
| Property disclosure required | Yes — PCDS mandatory (RPL §462–§467) | Varies by state |
| Typical closing timeline | 60–90 days (30 days cash) | 30–45 days |
| NYC co-op board approval | Yes — adds 4–8+ weeks | N/A (no co-op structure) |
New York Transfer Tax & Closing Costs
According to the NY Department of Taxation and Finance, New York State charges a Real Property Transfer Tax (RPTT) of $4.00 per $1,000 of consideration (0.40%) on all property conveyances, paid by the seller at closing under NY Tax Law §1402. That's the base rate everywhere in New York. The complexity comes from NYC layering on its own tax, and from the statewide mansion tax on sales over $1 million.
NYC adds its own RPTT on top of the state rate
If the property sits in one of New York City's five boroughs — Manhattan, Brooklyn, Queens, Bronx, Staten Island — sellers also pay a separate NYC Real Property Transfer Tax under NYC Administrative Code §11-2102. For residential properties: 1.0% on sales at or below $500,000 and 1.425% on sales above $500,000. These two taxes stack; you pay both. Monroe County, Long Island (Nassau and Suffolk), and all upstate markets pay only the state rate — the NYC RPTT does not apply outside the five boroughs.
Additionally, the NYS RPTT itself is elevated for high-value NYC transactions (2019 amendment to NY Tax Law §1402): for NYC residential properties with a purchase price at or above $3,000,000, the state rate increases from $4.00/$1,000 (0.40%) to $6.50 per $1,000 (0.65%). For non-residential NYC properties, the 0.65% threshold is ≥$2,000,000. This elevated state rate applies only within the five boroughs and has been in effect since July 1, 2019 (NY Tax Law §1402; tax.ny.gov).
Mansion tax — buyer's obligation on sales at or above $1M
New York's statewide mansion tax under NY Tax Law §1402-a applies to any residential sale at or above $1,000,000 — anywhere in the state, including upstate and Long Island. The base rate is 1% of the purchase price, paid by the buyer. For NYC sales at or above $2,000,000, an additional supplemental mansion tax (§1402-b, effective July 1, 2019) stacks on top of the base 1%. The combined §1402-a + §1402-b rates for NYC are:
| NYC Purchase Price | Total Mansion Tax Rate (§1402-a + §1402-b) | Who Pays |
|---|---|---|
| $1M – under $2M | 1.00% | Buyer |
| $2M – under $3M | 1.25% | Buyer |
| $3M – under $5M | 1.50% | Buyer |
| $5M – under $10M | 2.25% | Buyer |
| $10M – under $15M | 3.25% | Buyer |
| $15M – under $20M | 3.50% | Buyer |
| $20M – under $25M | 3.75% | Buyer |
| $25M and above | 3.90% | Buyer |
Source: NY Tax Law §1402-a, §1402-b (NYC only; effective July 1, 2019). Monroe County residential sales rarely reach the $1M threshold — but if they do, the statewide 1% falls on the buyer, not the seller.
Tax stack examples — three New York scenarios
| Scenario | Tax | Rate | Amount | Who Pays |
|---|---|---|---|---|
| $200K Upstate (Monroe County) | NYS RPTT §1402 | 0.40% | $800 | Seller |
| Monroe County add-on | None | $0 | — | |
| Mansion Tax (< $1M) | N/A | $0 | — | |
| Total seller cost → | $800 | Seller | ||
| $800K NYC Sale (Brooklyn / Queens) | NYS RPTT §1402 | 0.40% | $3,200 | Seller |
| NYC RPTT §11-2102 (> $500K residential) | 1.425% | $11,400 | Seller | |
| Mansion Tax (< $1M) | N/A | $0 | — | |
| Total seller cost → | $14,600 | Seller | ||
| $1.5M Long Island (Nassau or Suffolk County) | NYS RPTT §1402 | 0.40% | $6,000 | Seller |
| NYC RPTT (Nassau/Suffolk not in NYC) | N/A | $0 | — | |
| Mansion Tax §1402-a (≥ $1M, statewide) | 1.00% | $15,000 | Buyer | |
| Total seller cost → | $6,000 | Seller |
Source: NY Tax Law §1402, §1402-a, §1402-b; NYC Administrative Code §11-2102; NY Dept. of Taxation and Finance (tax.ny.gov)
When you sell to USA Home Buyers, we cover all closing costs — including transfer tax. You pay nothing at closing.
New York Foreclosure Process
New York is a 100% judicial foreclosure state. Every residential foreclosure must proceed through the Supreme Court in the county where the property sits — there's no power-of-sale or non-judicial option under RPAPL §1301 et seq. That requirement is one reason New York has among the longest foreclosure timelines in the country.
90-day pre-foreclosure notice (RPAPL §1304)
Before filing a foreclosure complaint, lenders must send a 90-day pre-foreclosure notice to the borrower. Per RPAPL §1304, this notice must be in at least 14-point type and include the statement “YOU MAY BE AT RISK OF FORECLOSURE” along with a list of approved housing counseling agencies. According to the New York Department of Financial Services, the 90-day clock runs before any court filing begins. This pre-filing period is your earliest window to negotiate with the lender, explore loss mitigation, or sell the property.
Mandatory settlement conferences (CPLR §3408)
Once a foreclosure action is filed for an owner-occupied 1–4 family home, the court automatically schedules mandatory settlement conferences under CPLR §3408. Administered through the Office of Court Administration, these conferences require lenders to negotiate loss mitigation in good faith. The conference process can span multiple dates and add months to the overall timeline. It's a consumer protection built into New York procedure — but it does extend things significantly compared to non-judicial states.
Foreclosure Abuse Prevention Act (FAPA) — signed December 30, 2022
Governor Hochul signed FAPA on December 30, 2022, with immediate retroactive effect on all pending foreclosure actions where the sale had not yet been confirmed. FAPA changed one key rule: a lender's voluntary discontinuance of a foreclosure action no longer resets the six-year statute of limitations. That reversed Freedom Mortgage Corp. v. Engel (2021), which had allowed lenders to voluntarily dismiss and refile to restart the clock. Under FAPA, once the six-year SOL runs from the date of acceleration, the lender also loses the right to pursue a separate judgment on the promissory note (amended RPAPL §1301). FAPA's retroactive application created significant litigation as lenders challenged its constitutionality — many pending cases faced immediate SOL challenges from borrowers.
Regional foreclosure timelines — New York varies dramatically by county
| Region | Typical Timeline | Notes |
|---|---|---|
| Monroe County (Rochester) | 12–24 months | Monroe County Supreme Court; less backlogged than NYC or Long Island courts |
| New York City (5 boroughs) | 3–5+ years historically | Dense dockets, high settlement conference volume, contested litigation |
| Long Island (Nassau / Suffolk) | 2–4+ years | Nassau and Suffolk Supreme Courts; historically significant backlogs |
| NY Statewide Average (ATTOM Q3 2024) | ~5.7 years (2,087 days) | NY ranked 3rd longest in the U.S., behind Louisiana and Hawaii |
Source: ATTOM Q3 2024 U.S. Foreclosure Market Report; RPAPL §1301; nycourts.gov foreclosure flowchart
Redemption rights: New York has no post-sale statutory redemption period. Your right to redeem — pay off the debt and stop the foreclosure — exists throughout the court process but ends when the court confirms the foreclosure sale. After confirmation, that right is gone.
If you're in foreclosure in Monroe County, call 888-440-5250 — a cash sale can close before the sale date.
New York Probate — Selling an Inherited Property
New York probate is handled by the Surrogate's Court in each county — not a “Probate Court.” The Surrogate's Court is a specialized court with exclusive jurisdiction over wills, estate administration, and the affairs of decedents. Each of New York's 62 counties has one.
Small estate exception — personal property only
New York's simplified procedure, Voluntary Administration under SCPA §1301, is available when the decedent left personal property with a gross value of $50,000 or less. Per Nixon Peabody, the threshold was raised from $30,000 to $50,000 in November 2019. Critical for sellers: Voluntary Administration covers personal property only. If the estate includes real property — a house, condo, or land — formal probate through the Surrogate's Court is typically required regardless of the total estate value. That's a common surprise for families who assumed the small estate shortcut would apply.
Selling during probate — yes, it's possible
The executor named in the will receives Letters Testamentary from the Surrogate's Court upon admission of the will to probate. Those letters grant authority to sell real property. If the will grants full power to the executor, no additional court authorization is needed. For intestate estates (no will), the Surrogate's Court appoints an administrator, who may petition for an order authorizing sale under SCPA Article 19 (§1902) — that court authorization step adds roughly 2–4 months. Either way, the deed can't transfer until legal authority is in hand. But the property can be listed, shown, and put under contract while probate is pending.
Surrogate's Court locations — key New York counties
| County | Court Name | Address | Phone |
|---|---|---|---|
| Monroe County (Rochester) | Monroe County Surrogate's Court | 99 Exchange Blvd, Hall of Justice, 5th Fl, Room 541, Rochester, NY 14614 | (585) 371-3310 |
| New York County (Manhattan) | New York County Surrogate's Court | 31 Chambers St, New York, NY 10007 | (646) 386-5000 |
| Kings County (Brooklyn) | Kings County Surrogate's Court | 2 Johnson St, Brooklyn, NY 11201 | (347) 404-9700 |
| Nassau County | Nassau County Surrogate's Court | 262 Old Country Rd, Mineola, NY 11501 | (516) 493-3000 |
| Suffolk County | Suffolk County Surrogate's Court | 320 Center Drive, Riverhead, NY 11901 | (631) 852-1745 |
Source: NYS Unified Court System (nycourts.gov)
Uncontested probate in New York typically takes 3–6 months in most counties. Contested estates or complex assets stretch to 12–24+ months. Kings County (Brooklyn) and Queens County Surrogate's Courts have historically experienced backlogs that push even uncontested cases past the statewide norm. Monroe County Surrogate's Court tends to move faster — closer to the 3–4 month end of the range for straightforward estates.
New York Market Snapshot
Service note
USA Home Buyers currently serves Rochester / Monroe County only. The statewide figures below are educational for any New York seller — not service coverage claims.
Rochester / Monroe County — our New York market
| Metric | Value | Source | Date |
|---|---|---|---|
| Zillow ZHVI (Monroe County) | $212,810 | Zillow | Apr 2026 |
| Redfin Median Sale Price (city) | $160,000 | Redfin | Mar 2026 |
| YoY Price Change | +5.3% | Redfin | Mar 2026 |
| Median Days on Market | 14 days | Redfin | Mar 2026 |
| Avg Sale-to-List Ratio | ~108% (8% above list) | Redfin | Mar 2026 |
| Redfin Compete Score | 86/100 — Very Competitive | Redfin | Mar 2026 |
Source: Zillow (zillow.com), Redfin (redfin.com) — Rochester, NY housing market, March–April 2026
New York regional comparison (educational)
| Region | Median / ZHVI Range | Notes |
|---|---|---|
| Upstate NY (Rochester / Buffalo) | $160K–$215K (Redfin/Zillow) | Affordable entry; strong cash buyer activity; faster court timelines than NYC |
| NYC Metro (five boroughs) | $799,871 ZHVI (Zillow, ~Mar 2026) | Co-ops dominate Manhattan; condos and 1–4 family in outer boroughs |
| Long Island (Nassau / Suffolk) | Nassau ~$795K–$849K; Suffolk ~$649K | Suburban; strong NYC commuter demand; no NYC RPTT applies here |
| NY Statewide | $425,000 median (NYSAR, Feb 2026) | Statewide median heavily influenced by downstate pricing |
Sources: Zillow, Redfin, NYSAR (nysar.com market data Feb 2026), News12 Long Island, Norada Real Estate
NYC housing types — unique to the five boroughs
New York City's housing market divides into three types not found in upstate markets. Co-ops: buyers purchase shares in a cooperative corporation — not real property. Co-op boards have approval authority over purchasers, and that application process takes 4–8+ weeks. Co-ops dominate Manhattan and parts of Queens and the Bronx. Condos: buyers purchase a real property unit with no board approval (though some boards hold right of first refusal). Standard financing and closing timelines apply. 1–4 family homes: more common in the outer boroughs — Staten Island, Queens, Brooklyn's outer neighborhoods. Standard RPTT rules apply to all three types; the co-op board approval layer is a uniquely NYC complication.
Markets We Serve in New York
Not in Rochester? Call 888-440-5250 — we'll help or refer you to a trusted buyer in your area.
Get a Cash Offer for Your New York Home
Written offer in 24 hours. We cover all closing costs. Call 888-440-5250.