Sell My House Fast in the Hudson Valley, NY — Your Questions Answered

Start by entering the address at simplysoldnewyork.com or phoning (914) 610-7499. We research the house and its neighborhood and get back to you within a day with a written cash price. If you accept, the attorneys exchange a contract, the title company runs its search, and we can close in about a week. You pay no commission and repair nothing, and you can walk away at any point before you sign.

It depends mostly on the date you choose and on how clean the title is. A typical path looks like this: you reach out on day one, have our price by the next day, sign a contract a few days later once both attorneys have reviewed it, and close about a week after that first call. Estates, old liens or a co-op board can add weeks. If you'd rather close later, we'll set the date further out. If the house is in Yonkers, our page on how to sell your house fast in Yonkers lays out that schedule with the city's own searches.

We pull recent sales of similar homes near you, ask about the condition, and usually arrange a short visit or a video walk-through. Then we call, normally within a day, to explain the price and answer anything you want to know. Whether you go ahead, and how fast, is entirely up to you.

There is closing paperwork to sign, but we keep it quick and simple. Closings run through a trusted local New York title company in the Hudson Valley. Already moved away? Signing can usually be done by remote online notary or a mobile notary who comes to you. We coordinate everything so closing stays simple on your end.

We start with what the house would sell for once it's fixed up, based on recent sales of comparable homes in your town. From that we subtract our estimate of the repairs, the costs of holding and reselling the house, and a profit margin. We'll go through each of those numbers with you so you can see exactly how we got to the price.

A cash price will almost always be lower than what a renovated house would list for, and we won't pretend otherwise. The fair comparison is what you'd actually take home from a listing after the commission, your share of closing costs, any repairs or credits the buyer's inspector asks for, and the mortgage, school taxes, insurance and utilities you'd keep paying while the house is on the market. For houses that need work, the two numbers are often closer than people expect.

It can be. Our first number is based on what we know at that point. If you replaced the roof last year, know of a better comparable sale down the street, or think we missed something, tell us and we'll revisit it. We want you to feel the price is fair before you sign anything.

No. Getting an offer costs nothing and doesn't commit you to anything. Nothing is binding until you and your attorney sign a contract. If the number doesn't work for you, say no thanks, or simply don't reply, and that's the end of it.

No. There's no commission and no service fee when you sell to Simply Sold RE, and you don't bring money to the closing. We pay the title charges, the New York transfer tax, the recording fees and the other closing costs. What comes out of the sale price is only what you already owe, such as a mortgage payoff or unpaid taxes.

Most of the houses we buy still have one. The title company gets a payoff letter from your lender and pays it directly out of the sale at closing. Whatever is left after that goes to you.

Being behind is one of the most common reasons people call us, whether it's mortgage payments or school and town taxes. Back taxes and liens are normally paid off at closing from the proceeds, and if your Westchester tax bill is the real problem, our guide to Westchester property taxes and your options walks through what you can do. If the loan balance is well above what the house is worth, call us directly at (914) 610-7499 and we'll talk through your options, short sale included.

We do. New York State charges the seller a real estate transfer tax of $2 for every $500 of the price — 0.4% — and if the house is in Yonkers, Mount Vernon or Peekskill the city charges its own on top of that. When you sell to Simply Sold RE we cover the transfer tax, the title fees, the recording charges and the closing costs, so the figure we quote is the figure you collect. Our guide to what it really costs to sell a house in Westchester and the Hudson Valley breaks down every line, including the Mount Vernon rate change that took effect for deeds dated on or after February 1, 2026.

Probably, unless the house was your principal residence. Nonresident individuals, estates and trusts have to estimate the New York personal income tax on the gain and pay it at closing on Form IT-2663, which the 2026 form computes at 10.9%. There is no payment if the property qualifies as your principal residence under section 121 of the federal tax code, and the exemption is claimed on Schedule D of Form TP-584. It is an estimated payment credited against your New York return rather than an extra tax — but it is real money held back at the table, and it catches out-of-state heirs most often. See our full breakdown of Hudson Valley selling costs, and talk to a New York CPA about your own numbers.

Please don't. Money you put into repairs before selling to us rarely comes back to you, because we've already priced the work in. Leaky roofs, a wet basement, an old boiler, mold, fire damage or open permits are all fine. You don't need to paint, clean or empty the closets either.

Single-family houses, two- and three-families, condos, townhouses, small apartment buildings and mobile homes. Co-ops are possible too, though the building's board has to approve us like any other buyer. Condition doesn't rule anything out, whether the house is distressed or in need of major renovation, sitting empty, inherited or rented out.

Yes. Rooms you can't walk through, smoke damage, mold or a house that's been closed up for years don't stop us, because we buy in any condition, completely as-is. Take out what matters to you and leave the rest. Nobody on our team will make you feel embarrassed about the state of the house.

Only what matters — you don't have to empty it. Search for the deed, any will or power of attorney, tax bills, bank and insurance statements, cash, jewelry, photographs and keepsakes, and remove old medications and any hazardous materials you can safely reach. Westchester residents can take paint, chemicals, fluorescent bulbs and small propane tanks to the county's Household Material Recovery Facility in Valhalla by appointment at (914) 813-5425. Everything else can stay; our crew clears the house after closing. Our hoarder house guide has the full checklist and what the Valhalla facility does and doesn't accept.

Yes — this is common across Putnam County and the more rural parts of Westchester and Rockland, where most homes are on private septic and well. A failed septic or a well that fails its water test mainly blocks financed buyers, because mortgage lenders (especially FHA and VA) require a working system and safe water before closing. We buy the home as-is, price the repair or replacement into our offer, and handle the fix — and any county paperwork — after closing. Our guide to selling a house with a failed septic system or well walks through the costs and your options in detail.

Not if you sell to us. Much of Putnam and northern Westchester sits inside the New York City watershed, where replacing a septic system means engineered design, county review, and permits that add time and cost. When you sell to Simply Sold RE, we take that entire process off your plate — you don't front the replacement or wait on the county. See how selling a failed-septic home as-is works for the full picture.

Yes. An open permit from a deck built years ago, a finished basement nobody ever filed for, or a missing certificate of occupancy will usually stop a financed buyer — the title company and the lender both want the municipal file to match the house. We don't need a lender's sign-off, so we can close on the property exactly as it stands and handle the building department afterward. Our guide to selling a Hudson Valley house with open permits or unpermitted work explains what New York actually requires and how to check your town's file before you list.

Yes, and it's a common one across Yonkers, Mount Vernon, New Rochelle and Spring Valley, where single-family homes were converted decades ago. Because the town never recognized the second unit, a lender won't underwrite the rental income and the municipality may require the space to be legalized or restored — which is what usually collapses a traditional sale. We buy the house as it actually is, price the legalization into our offer, and take the zoning question on ourselves. See our guide to open permits and unpermitted work for the details.

Yes. Whether you've just received the 90-day notice or the case is already in court, call us at (914) 610-7499 or see how we help homeowners sell ahead of a foreclosure sale. If we close before the referee's sale, the lender is paid off and the case ends. It helps to understand the timeline first — our guide to the New York foreclosure process lays out every stage and deadline. The earlier you call, the more choices you have, so don't wait for the sale date to be set.

Yes, we regularly purchase inherited properties across the Lower Hudson Valley. Estate houses often come with a Surrogate's Court proceeding, siblings with different ideas, years of deferred upkeep or a tenant. If you're an heir living out of the area, our guide to selling an inherited Hudson Valley house from out of state covers the logistics. If the executor hasn't received Letters yet, we can still agree on terms now and close once the court gives that authority. Call and we'll go through your situation.

Yes. Both spouses usually need to sign, and we can talk to each of you, or to your attorneys, separately if that's easier. With one cash price and no showings, there's less to disagree about, and the closing can be timed to the judgment or the settlement agreement. The title company splits the proceeds as your paperwork directs.

Yes. We purchase tenant-occupied rental properties across the Lower Hudson Valley while people are still living there. Leases stay in effect after a sale in New York, so you don't have to evict anyone or wait for a lease to run out, and after closing the tenants deal with us. That makes it a practical route for tired landlords who want to exit without going through housing court first.

Yes, and it is one of the most common situations we see with inherited property. In New York the heirs usually hold the house as tenants in common, so every co-owner has to sign the deed — a majority cannot outvote a holdout. We buy the property from all of the owners at once, which puts one number in front of everybody instead of three different opinions about what the house is worth, and we cover the transfer tax, title and closing costs. If the estate is still open we work with the executor and time the closing around the Surrogate's Court. Our guide to what to do when heirs cannot agree on selling covers New York's heirs property act, the 45-day co-tenant buyout right and what a partition action actually costs, and our inherited property page explains the process from the first call.

No — we buy houses, not fractional interests, so every co-owner on the deed signs the contract and we close on the whole property. New York now blocks the alternative in any case: subdivision 12 of RPAPL 993, added by the 2024 state budget, provides that a party who purchased rather than inherited a share of heirs property cannot start a partition action, and subdivision 13 gives the other co-tenants 180 days to match an outside offer on a share. If anyone offers to buy only your share of a family house, understand those rules before you sign — our guide to selling when the heirs can't agree walks through both.

It depends on what paperwork exists. If your parent signed a durable power of attorney with real estate authority while they still had capacity, the agent named in it can sign the contract and the deed. If there is no power of attorney and your parent can no longer manage their affairs, no relative has automatic authority — the usual route is a court-appointed guardian under Article 81 of the Mental Hygiene Law, and the guardian can only sell if the court grants that power. If the owner has died, it is the executor or administrator. We work with whoever holds the authority and time the closing around any court involved. Our guide to selling a hoarder house in Westchester and the Hudson Valley walks through each route, and a New York elder-law attorney can confirm which applies to your family.

Tell us up front. The simplest fix is a later closing date. If you need to close first and stay on for a while afterwards, we can put a post-closing possession agreement in the contract that says how long you can stay and on what terms.

A listing gives the house full exposure and usually the highest gross price. In exchange you pay a commission, get the house ready to show, keep it tidy for weeks of showings, and then wait for the buyer's loan and appraisal, either of which can derail the deal. We pay less than top retail, but there's no commission, no showings, no repairs and a closing date you control. If your house is updated and you have time, listing may be better. We'll tell you if we think so.

The national iBuyers price houses with software, charge a service fee, inspect before closing and generally stick to newer homes in good shape. Simply Sold RE is a local company: a person looks at your house, we charge no commission, and we regularly buy the older, rundown, tenant-occupied or estate houses those platforms tend to pass on.

All of Westchester, Rockland and Putnam. That includes the cities of Yonkers, Mount Vernon, New Rochelle, White Plains and Peekskill, villages such as Nyack, Ossining, Port Chester and Spring Valley, and hamlets like Mahopac, Carmel, New City and Yorktown Heights. Our cities and neighborhoods we serve page lists more. If you're unsure about yours, give us a call.

No. New York divides things into cities, towns, villages and hamlets, and we buy in all of them across our three counties, whether the house is on a city block in Yonkers or a lake road in Putnam Valley.