If you’re selling your house in Buffalo, NY, getting multiple offers can feel exciting — but also overwhelming. Do you go for the highest number? The fastest close? Or the buyer who actually has the funds to close when it counts?
After helping Western New York homeowners sell homes for more than 15 years, I’ve seen it all — from strong offers that close in 30 days to inflated numbers that collapse at the closing table. The truth is, not all offers are equal.
This guide breaks down how to evaluate each type of offer, spot red flags, and choose the one that gives you the right balance of speed, certainty, and peace of mind.
1. Understand the Types of Buyers in Buffalo
Before you compare offers, it helps to know who’s making them.
💰 Cash Buyers
These are individuals or companies (like Brett Buys Roc Houses LLC) who buy homes outright, without a mortgage.
Pros: Fast closings (30–40 days), no repairs, no lender delays.
Cons: Offer amounts may be slightly lower than financed buyers — but you gain speed and certainty.
🏦 Financed Buyers
These are traditional buyers using a mortgage.
Pros: They often offer closer to market value.
Cons: Deals depend on appraisals, inspections, and bank approval — which can fall through at the last minute.
🧱 Wholesalers
These are middlemen who don’t actually plan to buy your home. They tie up your property under contract, hoping to assign it to another buyer.
Pros: None.
Cons: Risk of delays, cancellations, and wasted time.
Knowing who you’re dealing with is the first step to protecting yourself and your sale.
2. Don’t Judge an Offer by the Number Alone
It’s tempting to go with the highest price — but what matters most is what actually lands in your pocket.
When comparing offers, look beyond the headline number and consider:
✅ Closing Timeline: Can they close before your next mortgage payment or tax bill?
✅ Contingencies: Financing, inspection, or appraisal contingencies can kill deals.
✅ Net Proceeds: Deduct commissions, repairs, and closing costs from the offer.
✅ Proof of Funds: A real cash buyer provides proof immediately — not after you sign.
✅ Reputation: Check reviews and BBB accreditation to see if they actually close.
Remember: a strong offer is one that’s real, reliable, and ready to close.
3. Watch Out for “Too-Good-To-Be-True” Offers
This is where most sellers get tripped up.
Some companies promise top-dollar cash offers just to get your signature — then come back later with excuses to re-negotiate at the closing table. Others delay the process because they don’t actually have funds ready.
Red Flags to Watch For:
- Out-of-state area codes or no local office
- Refusal to provide proof of funds
- Unrealistic promises (“We’ll close in 7 days for full market value!”)
- Sight-unseen offers
- Multiple “extensions” before closing
At Brett Buys Roc Houses LLC, we do the opposite. Our offers are clear, honest, and backed by real, verifiable cash. What we offer on day one is what you’ll see at the closing table — no tricks, no last-minute cuts.
4. Why Local Experience Matters
Buffalo’s real estate market is unique — attorney-driven, seasonal, and heavily dependent on local title timelines.
Local buyers like Brett Buys Roc Houses LLC already work with trusted Buffalo-area attorneys and title companies, ensuring smoother, faster closings. National or out-of-state buyers often don’t understand these nuances and can unintentionally delay your sale.
When you work with a local, established company:
- You deal directly with decision-makers, not call centers.
- You get real communication and updates every step of the way.
- You can meet face-to-face before signing anything.
That level of accountability doesn’t exist with national “We Buy Houses” sites or online wholesalers.
5. How to Choose the Right Offer (and Feel Confident About It)
When multiple offers are on the table, it’s easy to focus on the highest number — but that’s often not the best deal. The key is to focus on what matters most: certainty, transparency, and speed.
Here’s a simple checklist to help you pick the offer that truly benefits you:
✅ Verified Proof of Funds:
A legitimate cash buyer will show an actual bank statement or attorney letter. If they hesitate or delay, that’s a red flag.
✅ No Financing or Appraisal Contingencies:
These are the biggest deal-killers for traditional buyers. Choose an offer that doesn’t depend on a bank’s approval.
✅ Realistic Closing Timeline:
A true local buyer can close in 30–40 days, depending on title work. Beware of “7-day close” promises that aren’t legal or realistic in New York’s attorney-driven process.
✅ Transparent Communication:
Are they upfront about their process and willing to answer your questions? A reputable buyer will take the time to walk you through each step.
✅ Local Experience and Reviews:
Look for companies with strong Buffalo roots, A+ BBB accreditation, and consistent 5-star Google reviews. Local knowledge makes all the difference in getting you to closing smoothly.
✅ Your Net Proceeds:
Don’t just look at the offer price — consider what you’ll actually walk away with after commissions, fees, and repairs (if applicable).
When you weigh each offer against these points, the right choice becomes clear: go with the buyer who offers real proof, not promises — and who can confidently walk you to the finish line without last-minute surprises.
FAQ
How do I verify a buyer’s proof of funds?
Ask for a current bank statement or attorney letter showing cash reserves. Avoid vague “pre-approval” letters.
Is a financed offer ever better than cash?
Sometimes, if the buyer is highly qualified and you have time. But for speed and certainty, cash is usually safer.
Should I accept a sight-unseen cash offer?
Be cautious. A real buyer will want to see the property before committing.
Can a cash buyer really close in 30 days in Buffalo?
Yes — but only if they have local attorneys and title partners ready to go.
Conclusion
Multiple offers sound great — but choosing the wrong one can cost you time, stress, and even your sale.
Work with a trusted, local buyer who can back up their offer with proof of funds, transparent communication, and a proven reputation.
At Brett Buys Roc Houses LLC, we buy homes in Buffalo, Cheektowaga, Amherst, and Tonawanda with honesty, transparency, and speed. No repairs. No fees. No false promises.
Visit www.brettbuysrochouses.com to request a no-obligation cash offer today. Compare it side-by-side with other offers — and see why local proof always wins over empty promises.