If you’re thinking about selling your home in Buffalo, NY, you’ve probably wondered if you really need a real estate agent — especially when commissions can eat up 5–6% of your sale price. That’s thousands of dollars right off the top.
While agents can be useful in certain situations, many Buffalo homeowners are realizing that selling without an agent can be faster, simpler, and much more affordable. Whether you want to keep more profit in your pocket or avoid unnecessary middlemen, there are multiple ways to sell your home on your own — including For Sale By Owner (FSBO) or a direct cash sale to a local buyer.
Let’s explore your options, what to expect, and how to avoid common pitfalls when selling your house without an agent in Buffalo.
What Does It Mean to Sell Without an Agent?
Selling without a Realtor (often called FSBO) means you take full control of the process — from pricing to marketing to negotiating offers.
In Buffalo, sellers often choose this route to:
- Avoid paying high agent commissions
- Maintain control over pricing and communication
- Sell directly to a buyer or investor
- Move faster without waiting on the MLS process
While you can absolutely sell your home solo, it’s important to understand how to position it properly and stay compliant with New York’s legal requirements.
💰 The Commission Breakdown (and Why It Matters)
Here’s a little-known fact: in most Buffalo home sales, half of the commission you pay as the seller actually goes to the buyer’s agent.
That means if you’re paying a 6% commission, 3% of it typically rewards the person representing the buyer — not you. Strange, right?
When you sell on your own, you can:
- Save the full 6% by handling everything yourself, or
- Offer 2.5–3% to buyer’s agents who bring qualified buyers, widening your pool while still saving thousands.
Just make sure to factor commissions into your pricing strategy — if you price too low, savvy buyers may expect additional discounts.
🧠 Understanding Buffalo’s Market & MLS Options
Over 90% of local home sales in Buffalo and Erie County happen through the Multiple Listing Service (MLS) — the central database agents use to share listings.
Here’s the good news: you no longer need a full-service Realtor to get your home listed there. Many local “flat-fee brokers” in Western New York will list your home on the MLS for a few hundred dollars, letting you control showings and negotiations yourself.
From there, your home will appear on Zillow, Realtor.com, Trulia, and other national sites within a few days — giving you full exposure without paying full commission.
🏠 Marketing Your Home Without an Agent
Selling without an agent doesn’t mean you can skip marketing — it means you take it into your own hands.
Here’s how to attract buyers in Buffalo fast:
✅ Take professional photos or use a phone with great natural light.
✅ Write a clear, honest description that highlights your home’s strongest features.
✅ List your property on Zillow, Facebook Marketplace, and Buffalo-area FSBO groups.
✅ Use signage — a professional yard sign with a phone number and QR code is worth the small investment.
✅ Consider hosting your own open house — weekends work best in the city and surrounding suburbs like South Buffalo, Sloan, or Kaisertown.
Just remember: selling is about emotion. Clean, well-lit spaces and inviting photos create the right first impression.
⚖️ Legal Requirements in New York
Even if you’re selling without an agent, New York is an attorney state, meaning both the buyer and seller must have legal representation.
Your attorney will:
- Draft and review contracts
- Order and review title work
- Handle lien searches and disclosures
- Facilitate closing with the title company
Hiring a Buffalo-based real estate attorney ensures your sale runs smoothly and that all paperwork is done correctly.
💵 Option 2: Sell Directly to a Local Cash Buyer
If managing your own sale sounds overwhelming — or you simply need to sell fast — another option is to sell off-market to a reputable local cash buyer like Brett Buys Roc Houses LLC.
Here’s why Buffalo homeowners choose this path:
- No repairs or cleaning — sell exactly as-is
- No commissions or closing costs
- Close in 30–40 days or faster
- No showings or open houses
- Attorney-guided closing for full protection
We’ve helped homeowners across Buffalo — from North Park to Cheektowaga — skip the stress and close confidently. Our offers are transparent, fair, and backed by real proof of funds.
⚠️ Common Mistakes FSBO Sellers Make
Avoid these pitfalls when selling without an agent:
- Overpricing – Always use comparable Buffalo sales (not national averages).
- Ignoring staging and curb appeal – First impressions count, even in hot markets.
- Skipping legal review – Never sign contracts without your attorney’s input.
- Hiding defects – New York requires disclosure of known issues; honesty protects you.
- Refusing buyer agent commissions – If you exclude them entirely, your buyer pool may shrink.
📋 FAQs
Can I get my home on the MLS without a Realtor?
Yes. Several Buffalo flat-fee brokers will list your property for a few hundred dollars.
Do I need a lawyer to sell FSBO?
Yes — in New York, every sale must go through attorneys for both sides.
Can I offer partial commissions?
Absolutely. Many FSBO sellers offer 2.5–3% to buyer’s agents to attract more buyers.
Is selling to a cash buyer safe?
Yes, if you work with a verified local buyer who uses attorneys and provides proof of funds.
How fast can I close with a cash buyer?
Typically within 3–5 weeks, depending on title turnaround.
✅ Final Thoughts
Selling your home without an agent in Buffalo, NY can save you thousands — if you know how to do it right. By combining smart marketing, realistic pricing, and legal guidance, you can take control of the process and come out ahead.
Or, if you want to skip the uncertainty altogether, a direct cash offer may be your easiest route to peace of mind.
At Brett Buys Roc Houses LLC, we help Buffalo homeowners sell quickly, safely, and on their terms — no commissions, no stress, no surprises.
Visit brettbuysrochouses.com to request your no-obligation cash offer today.