If you’re selling a home in Rochester, NY, getting multiple offers can feel exciting — but it can also get confusing fast. Should you take the highest number, the fastest closing date, or the buyer who actually seems trustworthy?
After 15+ years of helping Rochester homeowners sell their houses quickly and smoothly, one thing has become clear: the best offer isn’t always the highest one.
This guide walks you through how to compare multiple offers the right way — so you can avoid false promises, spot the real buyers, and close with peace of mind.
1. Understand Who’s Actually Making the Offer
Before you decide which offer to accept, it’s important to know who it’s coming from.
💵 Local Cash Buyers
Companies like Brett Buys Roc Houses LLC buy homes directly from sellers — no real estate agents, no banks, and no repairs required.
Pros: Fast closings (30–40 days), flexible moving timelines, and no commissions.
Cons: Offers are based on your home’s current condition — you trade a bit of price for speed and certainty.
🏦 Financed Buyers
These are traditional buyers getting a mortgage through a bank.
Pros: They often offer close to full market value.
Cons: The sale depends on the lender’s appraisal and inspection, and delays are common.
🧱 Wholesalers
Some “buyers” are just middlemen who tie up your home under contract, then try to sell that contract to someone else.
Cons: If their buyer backs out, your deal falls apart — wasting time you can’t get back.
Knowing the type of buyer helps you understand how likely their offer is to actually close.
2. Don’t Get Blinded by the Biggest Number
A high offer doesn’t always mean more money in your pocket. When comparing, look beyond the price tag and focus on what’s real.
Here’s what to consider:
✅ Closing Timeline: Can they close in your timeframe — or will you be waiting months?
✅ Contingencies: Are they asking for financing, inspection, or appraisal contingencies that could delay or cancel the deal?
✅ Net Proceeds: Subtract commissions, fees, and repairs to see what you’ll actually walk away with.
✅ Proof of Funds: Real buyers can show you their funds up front.
✅ Reputation: Check online reviews and BBB accreditation before signing anything.
The best offer is one that’s clear, clean, and ready to close.
3. Watch Out for “Too-Good-To-Be-True” Offers
If it sounds too good to be true, it usually is. Some so-called “cash buyers” throw out high numbers just to get your attention — then re-negotiate at the closing table once you’ve emotionally committed.
Here’s what to look out for:
- Sight-unseen offers made without visiting your home
- Unrealistic promises like “We’ll close in 7 days for full price!”
- Out-of-state phone numbers and no local presence
- Refusal to show proof of funds
- Multiple “extensions” right before closing
At Brett Buys Roc Houses LLC, what we offer on day one is what you’ll see on your closing statement. No games, no last-minute deductions — just a straightforward, honest process backed by real proof of funds.
4. Why Local Experience Matters
Rochester real estate is unique. Every home sale in New York must go through attorneys, and each municipality has its own quirks when it comes to title work and taxes.
That’s why working with a local buyer matters. We already have long-standing relationships with Rochester-based attorneys and title companies, which helps:
- Expedite title searches and legal paperwork
- Keep communication smooth between both sides
- Prevent unnecessary delays that can cost you time and stress
National companies and out-of-town investors simply don’t have that same local expertise or accountability.
5. How to Evaluate Competing Offers (Without Getting Overwhelmed)
When several offers are on the table, use this simple checklist to choose the one that truly benefits you:
✅ Verified Proof of Funds:
Ask for a dated bank statement or attorney letter confirming available cash.
✅ No Financing or Appraisal Contingencies:
These are the biggest deal-killers in traditional sales.
✅ Realistic Closing Timeline:
In Rochester, 30–40 days is realistic. Be cautious of anyone promising 7-day closings — that’s not legal or typical in New York.
✅ Transparent Communication:
Reputable buyers explain their process clearly and keep you updated along the way.
✅ Local Reviews and BBB Accreditation:
Look for consistent 5-star Google reviews and a verified A+ BBB rating.
✅ Your Net Proceeds:
Focus on what you’ll actually walk away with after fees, not just the number on paper.
When you measure offers by these standards, the real choice becomes obvious — go with the buyer who’s local, transparent, and ready to close.
FAQ
How can I tell if an offer is legitimate?
Ask for proof of funds and verify they use a local attorney. Serious buyers are always transparent.
Is a financed offer ever better than a cash one?
Sometimes — if you have time and the buyer is well-qualified. But for speed and certainty, cash wins.
Should I take a sight-unseen offer?
Be careful. A real buyer wants to see your property in person before making an offer.
How long does a cash sale take in Rochester?
Most cash deals close in 30–40 days, depending on attorney review and title work.
Conclusion
Getting multiple offers is great — but choosing the right one is what gets you to the finish line. The best offer is backed by proof, professionalism, and experience — not empty promises.
At Brett Buys Roc Houses LLC, we help homeowners across Rochester, Irondequoit, Greece, Henrietta, and Penfield sell quickly and stress-free. We buy homes as-is, cover all closing costs, and guarantee no surprises.
Visit www.brettbuysrochouses.com or call (585) 299-9709 today to request your no-obligation cash offer. Compare it to others — and see why Rochester homeowners trust proof over promises.