Cash Offer vs. Realtor
vs. iBuyer in the Hudson Valley
Three ways to sell a house in Westchester, Rockland or Putnam, and what each one asks of you in money, time and patience.
What Does Selling a House Really Cost You?
The asking price is the number everyone talks about, but it isn't what you take home. In New York a seller usually pays a listing commission, their own attorney, the state transfer tax and the payoff of any mortgage, plus whatever the buyer's inspector turns up. Below is a plain comparison of the three main routes so you can pick the one that fits your house and your timing.
Your Hudson Valley, NY Home Selling Options
Every house is different, so we've left out made-up dollar figures. Ask us and we'll run your actual numbers.
| Factor | Simply Sold RE | Traditional Realtor | iBuyer (Opendoor etc.) |
|---|---|---|---|
| Commission | ✓ None | A percentage of the price, set in your listing agreement | A service charge taken out of the offer |
| Your Closing Costs | ✓ We pay the agreed costs | Your attorney, the NY transfer tax, payoff and recording charges | Usually similar to a listing, varies by contract |
| Fixing the House First | ✓ Not needed, sold as it stands | ⚠ Buyers' inspectors ask for repairs or credits | ⚠ Repair estimate subtracted after their inspection |
| Contract to Closing | ✓ About a week, or your date | ✗ Waits on the buyer's mortgage commitment | ⚠ Opendoor quotes 21–60+ days in the NY/NJ suburbs |
| Strangers Touring the House | ✓ One visit from us | ✗ Open houses and private showings | ✓ Inspection visit only |
| What Can Kill the Deal | ✓ No loan or appraisal involved | ✗ Mortgage, appraisal and inspection contingencies | ⚠ Inspection findings can change the price |
| Houses in Rough Shape | ✓ Exactly what we buy | ✗ Shrinks the pool of financed buyers | ✗ Often outside their buying criteria |
| Who Sets the Date | ✓ You do | ✗ The buyer's lender, in practice | ⚠ Some choice within their window |
| Chance It Falls Through | ✓ We close on what we sign | ✗ Real, until the loan funds | ⚠ Price can move after inspection |
| Foreclosure Deadline | ✓ Can close before a referee's sale | ✗ A listing may run past the sale date | ✗ Their timeline may be too long |
| Estate Sales | ✓ We coordinate with the estate attorney | ⚠ Workable once the executor has Letters | ✗ Often declined while in Surrogate's Court |
| Your Effort | ✓ A phone call and a signature | ✗ Months of prep, showings and back-and-forth | ⚠ Less than listing, more than us |
| Best Suited To | Houses that need work, or sellers who need certainty | Updated homes with time to sell | Newer, move-in-ready homes |
| Next step | Get My Free Offer → | Interview local listing agents | Check if your home qualifies |
* General comparison only. Commissions are negotiable in New York, and iBuyer terms change; check with any company you're considering. Opendoor's timeline is taken from its own New York / New Jersey page.
What a Cash Offer Really Delivers
A table can only say so much. This is what the difference feels like while you're living through the sale.
A Closing You Can Plan Around
Nobody is waiting on a loan approval, and no appraiser can come in low. You can book the movers and give notice at work knowing the date will hold.
No Commission Comes Off the Top
With prices what they are in Westchester and Rockland, even a few percent in commission is a large check. We don't charge one, and the closing costs we agree to cover come out of our pocket, not yours.
Close in a Week — or Whenever You Choose
Every month a house sits, you keep paying the mortgage, school and town taxes, insurance, utilities and oil. Selling for cash stops those bills sooner, or lets you pick a later date if that suits you better.
Leave the Repairs to Us
You won't be chasing contractors for quotes or painting before photos. Mold, a leaking roof, an old oil tank, open permits or a settling foundation are the kind of things that send other buyers away, and they're the kind of houses we buy.
Your Home Stays Private
We look at the house once. There's no sign on the lawn, no listing photos online, and no need to clear out every Saturday for an open house.
People You Can Call Back
You won't be filling in an app and waiting for an algorithm. You talk to our team at (914) 610-7499, and the people who make the offer are the people who see it through to closing.
No cost to ask. You'll hear back within a day.
When Selling for Cash Makes the Most Sense
If your house is updated and you have months to spare, listing it may well get you more. These are the cases where we think a cash sale usually comes out ahead.
Facing Foreclosure
Once a referee's sale is scheduled, a listing may simply run out of time. Selling for cash before that date lets you pay off the lender and keep whatever equity is left.
Learn more →Inherited or Probate Home
An estate house often comes with dated systems, a full attic and several heirs to satisfy. We work with the executor's attorney and can wait for Surrogate's Court to issue Letters.
Learn more →Major Repairs Needed
Damage from fire, water or a failing roof can stop a buyer's lender from approving the loan. We aren't borrowing, so the condition only changes our price, not whether we can buy.
Learn more →Relocation or Job Transfer
Carrying a Hudson Valley mortgage and rent somewhere new gets expensive fast. We can close quickly, or handle the whole sale after you've already moved away.
Learn more →Divorce
When the house has to be sold as part of the divorce and neither of you wants months of showings together, one cash price and one closing date keep things simple.
Learn more →Tired Landlord
Behind on rent, a case in housing court, or a building that needs more than you want to put in. We buy rentals with tenants still living there.
Learn more →Comparing Your Options
Sometimes, but not always once you count everything. A listing usually brings a higher sale price. From that you pay the commission, your attorney, the New York transfer tax, any repair credits the buyer negotiates, and the taxes, insurance and utilities for every month the house sits. On a house that needs work, the cash price and the listing net can end up close. Ask us for a number and compare it with an agent's estimate.
Opendoor and similar iBuyers focus on newer, move-in-ready homes that fit their buying criteria, and they inspect before closing and can adjust the price. A house that needs real work, is still in Surrogate's Court, has tenants, or faces a referee's sale is often outside what they'll buy. Simply Sold RE buys those houses, charges no commission, and you deal with Frank, Larry and our local team rather than an app.
Many are, but check any buyer before you sign. Simply Sold RE is BBB Accredited and holds a 4.9-star rating across 75 Google reviews. Every purchase goes through a licensed title company, and you're welcome to have your own attorney review the contract. Look up our BBB listing and read our Google reviews before you decide.
Selling to a local cash buyer is usually quickest, because there's no mortgage approval or appraisal to wait for. Simply Sold RE can close in about a week once the title search is done. A listing has to find a buyer and then wait for that buyer's lender. Opendoor quotes 21 to 60+ days for the New York and New Jersey suburbs, and only for homes it qualifies.
Put Our Price Next to Your Other Options
Get our cash figure in writing, then line it up against an agent's estimate. Nothing to fix, no commission, and you choose the closing date if you go with us.
📍 the Hudson Valley · White Plains · New Rochelle · Mount Vernon · Port Chester · Spring Valley