We Buy Houses in Yonkers, NY Fast for Cash
From a Nodine Hill two-family with tenants upstairs to your parents' Tudor off Central Park Avenue, we buy Yonkers property as it stands. Written cash offer within a day, no repairs or clean-out, and a closing date you choose, as soon as 7 days out.
🔒 Free, no obligation — the address is all we need to get started
Selling in Yonkers When the House Isn't Listing-Ready
A lot of the Yonkers owners who call us are not holding a staged colonial. They have a frame two-family on a steep Nodine Hill street, a brick three-family in Ludlow with a tenant on every floor, or a Dunwoodie Cape that nobody has updated since it was bought. Simply Sold RE pays cash for those homes as they are and lets you set the closing date.
Yonkers is the largest city in Westchester County, wedged between the Hudson River on the west and the Bronx River Parkway on the east, with the Bronx line along its southern edge. The older river wards grew up around the factories and the Hudson Line, so the housing there is dense, hilly and mostly built before the Second World War. Head east past the Saw Mill River Parkway and the Thruway and the streets turn suburban: Colonial Heights, Crestwood and Lawrence Park West are mostly single-family. Both halves of the city sell, but they sell to very different buyers, and we buy in both.
Why Yonkers Multi-Families Get Stuck on the Market
The two- and three-family buildings that fill southwest Yonkers are good buildings, but at eighty to a hundred-plus years old they share the same problems: steam or oil boilers serving more than one unit, older wiring behind newer outlets, lead paint on window trim and porches, and retaining walls holding up a hillside yard. A buyer using a loan needs an appraisal and an inspection that the building may not pass, and a tenant who will not give access can stall a showing schedule for weeks.
We look at the rents, the leases and the repair list, then make one number for the building as it stands. Occupied units are fine. Your tenants' leases carry over to us at closing, and you do not have to empty a single apartment first.
What Selling Costs in Yonkers
Yonkers is one of the few Westchester cities with its own real estate transfer tax. On a house or multi-family, the city charges the seller 1.5% of the price, due before the deed is recorded, on top of New York State's 0.4% transfer tax. Co-op apartment sales are not subject to the city tax. On a listing you also pay the agent's commission and usually a repair credit after the buyer's inspection. With us there is no commission and no inspection renegotiation, and we cover the closing costs, both transfer taxes included, so the number in our offer is close to the number you walk away with.
Behind on Yonkers Property Taxes?
Yonkers homeowners get two separate tax bills: a county bill in the spring and a combined city and school bill in the summer, split into three installments. Both are paid to the City of Yonkers, not the county office in White Plains. Unpaid installments pick up interest at 15% a year with no grace period, and the city has historically sold tax liens on delinquent properties. If the arrears are piling up, a sale can pay them off at closing out of your proceeds so the debt does not keep growing.
Selling Your House Fast in Yonkers
How quickly a Yonkers sale can close has less to do with the house than with the paperwork behind it. New York sales close through attorneys, so the calendar is set by contract review, the title and municipal searches, and the payoff of anything owed against the property. With a cash buyer and a clean file, that work usually fits into one to two weeks. This is a realistic schedule when you sell to us:
- Day 1, offer accepted. You choose a closing date and give us the name of your attorney. Any New York real estate attorney you pick is fine; we do not choose one for you.
- Days 1 to 3, the contract. Your attorney prepares the contract of sale and sends it to ours. You go over the as-is terms and any occupancy arrangements with your own lawyer before you sign, and the deal is binding only once both sides have signed.
- Days 2 to 7, title and city searches. The title company searches the Westchester County Clerk's records for the chain of ownership, mortgages, judgments and liens, and orders the municipal searches: Yonkers tax status, plus the building department's records of certificates of occupancy, open permits and violations. Your attorney asks your mortgage servicer for a payoff letter.
- Days 5 to 8, clearing what turns up. An old mortgage that was paid off but never discharged, a judgment against a former owner, or unpaid city taxes get resolved between the attorneys or set up to be paid from the proceeds. On a two- or three-family, this is also when you hand over the leases, a rent roll and the security deposit figures, which pass to us at closing.
- Closing day. You sign the deed and the state and city transfer tax forms at an attorney's office, or through a power of attorney if you cannot be there. Your mortgage and any arrears are paid off and the rest is wired to you. The title company then sends the deed to the Westchester County Clerk in White Plains for recording. You are paid at the table, not when recording is finished.
What stretches that schedule in Yonkers is usually one of a few things: waiting for Letters from the Surrogate's Court on an estate, a co-owner who has to sign from another state, a servicer slow to send a payoff, or a lien that needs a release from someone hard to track down. None of them stops a sale; they move the date. If you would rather close later, you pick the later date. There is no commission and we cover the closing costs, and who pays the city's transfer tax is answered in the Yonkers transfer tax question below.
Choosing a Cash Home Buyer in Yonkers
A lot of companies mail Yonkers owners "we buy houses" postcards, and not every one of them has the money to close. Some sign a contract and then try to sell it to someone else; others reappear a few days before closing with a lower number. A handful of questions separates the real buyers from the rest, whoever you end up selling to.
- Proof of funds. Ask for a recent bank or account statement showing the buyer can pay the full price without a mortgage. A genuine cash buyer can show you this before you sign anything. Ask any buyer for it, us included.
- Your own attorney. Hire a New York real estate attorney who works for you, not one the buyer hands you. Your lawyer reads the contract, holds the buyer to it and is there at the closing. Be wary of anyone who tells you that you will not need one.
- No upfront fees. You should never pay a buyer an application, inspection or "processing" fee. We charge nothing to make an offer and nothing to buy.
- A written offer that spells things out. A real offer states the price, the closing date or window, who pays which closing costs and transfer taxes, whether there is any inspection or financing contingency, how much of a contract deposit is held in escrow and by whom, and what happens to tenants and to anything left in the house. If an item is missing, ask before you agree.
- Assignment language. Check whether the contract lets the buyer assign it to someone else. That clause is how wholesalers resell a seller's contract. If you want the company you met to be the one that buys, have your attorney say so in the contract.
A buyer who is serious about a Yonkers property will answer every one of those in writing. If one will not, keep looking. Call us at (914) 610-7499 and put the same questions to us before you decide.
What Is Your Yonkers Place Worth in Cash?
Single-family, two-family, three-family or a whole building with tenants. Send us the address and we will come back with a written number you can hold us to.
- ✅Written offer inside 24 hours
- ✅Closings from one week out
- ✅Leases and tenants transfer with it
- ✅No repairs, no clean-out
- ⭐4.9-star Google · BBB A+
- 📍Based in Westchester, buying in Yonkers
🔒 Free & no obligation — always
How a Yonkers Cash Sale Works, Start to Finish
One unit or three, owner-occupied or fully rented, the steps are the same and you decide how fast they go.
Share the Basics
Give us the address, the number of units, who is living there and anything you already know is broken. Call (914) 610-7499 or use the form at the top of the page.
Get a Written Number
We compare recent Yonkers sales of similar buildings, factor in the rents and the repairs, and send our offer in writing. One short walk-through is usually all we need.
Close at an Attorney's Office
New York closings run through attorneys. Title is cleared, your mortgage and any city tax arrears are paid off, and the balance is wired to you on the day you picked.
Yonkers Situations We Buy Through
Each guide below explains how that situation works under New York rules and what selling to us changes.
Facing Foreclosure
Sell before the referee's auction and keep your equity.
Going Through Divorce
One written price for both spouses and their lawyers.
Inherited Property
We wait on Surrogate's Court letters, then close.
Major Repairs Needed
Failing boilers, hillside water, open violations.
Relocating
Sign the papers from wherever you land next.
Tired Landlord
Two- and three-families sold with the tenants in.
Behind on Taxes
City arrears at 15% interest paid off at closing.
Downsizing
Keep what matters and leave the rest of the attic.
From the River Wards to the East Side
ZIP codes 10701, 10703, 10704, 10705 and 10710. If the deed says Yonkers, we will price it.
Own a Second Property Nearby?
Plenty of Yonkers families also hold a house in Mount Vernon or upriver. We buy across Westchester, Rockland and Putnam, and you can sell more than one property to us at the same time.
Selling Your Yonkers, NY House — Common Questions
What Yonkers owners usually want to know before they pick up the phone.
Yonkers Housing, Section by Section
Yonkers prices swing more by building type and condition than by ZIP code. Rather than guess at numbers, here is what is actually built in each part of the city and why owners there tend to call us.
| Part of Yonkers | Typical Housing | Why Sellers Reach Out |
|---|---|---|
| Getty Square & downtown | Brick walk-ups, mixed-use buildings and newer riverfront rentals near the daylighted Saw Mill River | Mixed-use and small apartment buildings that conventional lenders shy away from |
| Nodine Hill, Ludlow & southwest | Frame two- and three-families on steep, narrow lots | Tired landlords, shared boilers, tenants who will not allow showings |
| Park Hill & Northwest Yonkers | Victorians and older hillside homes, plus older apartment co-ops | Big old houses with slate or flat roofs and retaining walls that need work |
| Dunwoodie, Bryn Mawr & Lincoln Park | Capes, Tudors and brick attached homes from the 1920s to the 1950s | Estates from longtime owners, original kitchens and oil heat |
| Crestwood, Colonial Heights & Lawrence Park West | Single-family colonials and Tudors near the Bronx River Parkway and the Harlem Line | Relocations and downsizing, homes that need a roof or a kitchen before a bank will lend |
The Repair List We See Most in Yonkers
Much of the city's housing was built before 1978, and the same handful of issues comes up in almost every walk-through.
- Heat and oil: Old steam boilers, oil burners, and above-ground or buried oil tanks that a buyer's insurer wants removed.
- Hillside water: Wet basements, cracked retaining walls and settling stairs on lots that drop toward the Hudson or the Saw Mill River.
- Lead and wiring: Lead paint in pre-1978 apartments and wiring that was never upgraded for modern loads.
- Paperwork gaps: Finished basements, extra units or decks built without a permit, which can show up as open items with the city's building department.
We price those items into the offer and take the building with them. You do not pull permits, call contractors or hire a dumpster.
Who Buys in Yonkers, and Why We Fit In
Retail buyers come to Yonkers for value and for the commute: four Hudson Line stations (Ludlow, Yonkers, Glenwood and Greystone) plus Crestwood on the Harlem Line, along with the Thruway and the Saw Mill and Sprain Brook parkways.
- Financed buyers want a move-in-ready single-family and an appraisal that clears. They pass on buildings with violations or failing systems.
- Small landlords want a building with clean leases and rents they can verify, and they often need a mortgage too.
- We buy with cash, so a building with problems, rent arrears or an estate still being settled is not a deal-breaker.
Probate and Foreclosure for Yonkers Homes
If you inherited a Yonkers house, the estate goes through the Westchester County Surrogate's Court in White Plains. The executor needs Letters Testamentary, or an administrator needs Letters of Administration when there is no will, before the house can be sold. We can sign a contract while that is in process and close once the court has issued them.
Mortgage foreclosure in New York goes through the courts. The lender has to send a 90-day notice before filing, and owner-occupants get a mandatory settlement conference. That timeline gives you room to sell, as long as the house closes before the referee's sale.
Find Out What We Would Pay in Yonkers
Tenants in place, repairs untouched, taxes behind. Tell us the address and we will put a cash number in writing.
Ready to See a Yonkers Cash Number?
Whether it is one house or a building full of tenants, the offer is free and you are under no obligation to take it.
📍 Buying in every Yonkers neighborhood and across Westchester, Rockland and Putnam