Sell Your House in Batavia, NY, Old House, Tenants, or Repairs Pending.Cash Offer in One Business Day.
Batavia is the seat of Genesee County, with homes that range from blocks near the old civic center downtown to newer streets farther out. Send the address and we put a written offer in front of you within one business day.
- ✓ Cash offer within one business day
- ✓ Your closing date, your choice
- ✓ No agent commission to you
- ✓ We buy as-is
- ✓ Closing through a New York attorney or title company
Prefer to talk first? Call us at (833) 330-1625
Owner in Genesee County's seat? Tell us about the Batavia house.
Written offer within one business day. No obligation.
Your information is kept private and never sold to third parties.
Eagle Cash Buyers buys houses in Batavia, New York, for cash, in whatever condition they are in. Send the address and a few details, and you get a written offer within one business day. Most sales close in 21 to 42 days, or later if you need more time, and you choose the closing date. Eagle pays the closing costs except your share of the New York transfer tax. Your mortgage payoff, back taxes and any other debts you owe come out of your proceeds, as in any sale. We buy mobile homes only when the seller owns the land.
What People Say About Working With Us
Allan was very helpful and the process was fast and easy. I highly recommend.
Very accommodating. Made the process easy and not stressful.
We sold our home to Eagle Cash Buyers. We needed to sell to an investor because we could not afford the cost of repairs. Eagle Cash Buyers stuck to the agreed on price even after finding more damage with the house than originally discussed. Oren communicated with us every step of the way. Thanks to Eagle Cash Buyers for buying our house and helping us move on with our life.
After talking with several other cash buyers and real estate agents I talked with Alex and he really worked with me and got me the best deal. Down to earth and straight with facts.
4.5 from 40 reviews on Google · more reviews · read them all on Google
Hear It From Sellers
Sellers we bought from, in their own words. Under a minute and a half.
Who You Are Dealing With
- 43 states, New York among them. We are not a one-county operator and not a lead broker who sells your details on.
- 4.5 stars across 40 Google reviews. Not all of them are five stars. You can read them yourself before you call.
- A named company with a named founder. Who we are, and Oren Sofrin, who founded and runs it.
- Closings handled through a New York attorney or title company. Settlement happens the way any New York sale does, with a recorded deed.
- No obligation. An offer is an offer. Turn it down and nothing happens.
Batavia Homeowners We Help
Batavia sellers come with different houses and different reasons. These are the situations we hear most, and each one starts the same way: send the address and read the written offer.
An Older House That Needs Work
Batavia has been settled since the village was founded in 1802, and many of its homes have had decades of owners and updates. If yours needs a new roof, wiring, plumbing or just a lot of cleaning, you do not have to fix any of it first. We make the offer based on the house as it stands, and the repairs become ours to handle after closing.
A Rental With Tenants in Place
You do not need to wait for a lease to end or ask anyone to move out. We buy houses with tenants in them. A lease generally passes to the buyer at closing, and how it is handled depends on the lease terms, so send us a copy and we will go through it with you.
Related guide: Selling a Rental Property With Tenants
An Inherited House
A house that comes to you from a parent or relative can be hard to keep up from a distance. If you live elsewhere and are not sure what to do with it, tell us about the situation. If the estate has not finished probate, we explain what we need and your attorney confirms the steps.
Related guide: How to Sell an Inherited House
Selling One House While Buying the Next
When the move you are making depends on this sale, timing is the whole problem. Tell us when you need to close and we will work around your date. Many sellers pick a closing that lines up with their next purchase, and you can ask for a signed purchase agreement to show other real estate professionals that money is coming. Many agents accept one, though not all do.
Behind on Payments or Facing Foreclosure
If you have missed payments and are getting letters from the lender, time matters. Tell us what you owe and when the next deadline is, and we will tell you plainly whether a sale can work. Your mortgage payoff is paid from the sale price at closing, so the offer usually has to cover what you owe, unless your lender agrees in writing to accept less.
Related guide: How to Sell Your House Fast Before Foreclosure
A Vacant or Unwanted Property
An empty house still costs money in taxes, insurance and upkeep. If you have one in Batavia that you no longer want to carry, send the address. We do not ask you to clean it out, stage it or schedule open houses.
Related guide: Selling a Vacant House for Cash
Tell us about the property and you will hear back within one business day. Send it on a weekend and that means the next business day. There is no pressure either way.
Get My Cash OfferWhat the Numbers Actually Look Like - Cash Sale vs. Listing vs. Instant-Offer Programs
Sellers in Batavia are right to ask about the net rather than the headline offer price. On a typical listing, agent commission, closing costs, the New York Transfer Tax and repairs can all come out before you see a dollar. Here is how the three paths compare.
| Cost or Factor | Eagle Cash Buyers (Cash Sale) | Traditional Listing (Agent) | Instant-Offer Program (iBuyer) |
|---|---|---|---|
| Agent Commission | None - $0 | Negotiable, not fixed. For illustration only, a typical 5% to 6% commission on a $206,600 sale is about $10,300 to $12,400 | Usually none, though a service fee often applies |
| Repairs Before Sale | None - we buy as-is | Often paid by you before listing, or given back in price, and buyers' inspections often ask for more | Often deductions for repairs after the inspection |
| New York Transfer Tax | State rate $4.00 per $1,000 (0.40%). Your share is paid from your proceeds, as set out in the purchase agreement and shown on your settlement statement | The same tax applies | The same tax applies |
| Seller Closing Costs | We pay the closing costs, except your share of any transfer tax. Your mortgage payoff, any liens and prorated property taxes are paid from the sale proceeds. | Title, recording and closing fees, plus prorations; amounts vary by contract | A service fee set by each platform |
| Days to Close | Most close in 21 to 42 days, or later if you need more time; you pick the date | Weeks on the market, then weeks more to close, and a financed buyer's loan can still fall through | Set by each platform, and instant-offer programs buy only in some areas |
| Showings and Inspections | No public showings. Walkthroughs and any reinspection are as set out in the agreement | Multiple showings, buyer inspection, possible renegotiation after inspection | Usually a company inspection, often with repair deductions |
| Financing Contingency Risk | No buyer mortgage contingency. Other contract terms still apply | Buyer financing can fall through weeks into the process | Low risk, but platform rules apply |
| Condition Required | We buy as-is - no updates needed | Buyers and agents expect move-in or near-move-in condition for top dollar | Varies - iBuyers often exclude significant distress |
Your actual net depends on your loan payoff, prorations and contract terms. We walk through it with you before you sign anything. Instant-offer terms vary by company and change often.
Skip the listing process. Close on your schedule, in Batavia, with no agent commission and the closing costs covered, apart from your share of any transfer tax.
See What We'd PayAn Example From a Real Call
One homeowner who contacted us was selling a house while lining up the next one, and the financing for the new home was going to take longer than the sale. They were told the timeline could stretch to fit their move rather than forcing a closing before they had somewhere to go. They also asked about showing other real estate professionals that money was coming, and a signed purchase agreement was offered for that purpose. Many agents accept one, though not all do.
Three Steps, From First Call to Closing
Sellers ask whether a cash sale is complicated. Usually it is not: we work with New York attorneys and title companies who coordinate the paperwork, and you sign in person or remotely, as the closing attorney or title company arranges. Here is how it runs.
Tell Us About Your Property
Call us at (833) 330-1625 or fill out the form on this page. We ask a few basic questions: the address, the condition and your situation. No obligation, no hard pitch. Tell us what you know about the roof, plumbing, foundation and any past damage. See how our closing process works, start to finish.
Receive Your Cash Offer Within One Business Day
We look at the property, recent comparable sales in Batavia, and the repair costs, which we take off the price rather than asking you to do the work. You get a written cash offer with no agent commission. It shows the price, the contingencies and your estimated net before you sign. To weigh it against a traditional sale, our New York page sets out what a listing costs.
Pick Your Closing Date and Get Paid
Once you accept, we open title with the closing attorney or title company, who handles the title search, the loan payoff and the closing paperwork. The New York Transfer Tax and every other cost are shown on your settlement statement before closing. Most sales close in 21 to 42 days, depending on when the title work clears, or later if you need more time; you pick the date. Anything that could change the price after we agree is written into the agreement, so you can see it before you sign.
Batavia Housing Market - What the Numbers Say
Zillow's Home Value Index put the typical Batavia home at $206,600 in August 2026, 6.6% higher than a year earlier.
A typical-value figure reflects mid-priced homes across the whole city, not the condition of any one house. A home that needs a new roof or has been vacant will usually be valued differently from one that has been updated.
Selling on the open market often means repairs, showings and a buyer who needs financing. A cash sale to Eagle replaces those steps with a written offer, and the closing date is yours to set. Sellers who are not in a hurry can compare both routes before deciding.
Source: Zillow Home Value Index, August 2026. The figures describe Batavia as a whole and do not set the value of any one house.
How to Check Out Any Cash Buyer in Batavia
These questions apply to us too. Any buyer should answer them plainly.
- Ask for proof of funds. A real buyer can show a bank letter or statement quickly. Ask us the same question. If we assign the contract, ask the closing buyer for theirs too.
- Ask whether they intend to assign the contract. Our answer: Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. Assignment itself is not the problem. What matters is whether the right to assign is disclosed, whether the buyer stays accountable under the agreement, and whether the closing structure and deadlines are clear before you sign. Ask any buyer to put those terms in writing.
- Never pay anything up front. No application fee, no inspection fee, no processing fee. If money is moving from you to the buyer before closing, stop.
- Look the company up. Search the buyer's name in the business registry of the state where it was formed, and check that it is active. Eagle Cash Buyers, LLC is registered in Ohio.
- Get the whole offer in writing before you sign, including who pays closing costs and what happens if the buyer walks.
Where We Buy Houses in Batavia and Genesee County
We buy across Batavia and throughout Genesee County, from the streets around the downtown civic center to the rest of the city. Look up a ZIP code or send the address of a house outside the map and we will tell you whether it qualifies.
Neighborhoods and areas in Batavia
Downtown and the Courthouse Historic District
The Genesee County Courthouse Historic District was added to the National Register of Historic Places on December 10, 1982. It sits at the junction of Main, West Main and Ellicott streets and holds civic buildings from the 1840s through 1920s, including the County Courthouse and the mansion that long served as City Hall. Some properties in and around the district may fall under the city's Historic District Overlay. It does not stop a sale, and we buy houses here as they are.
Neighborhood details are drawn from public sources, including en.wikipedia.org. Conditions vary from house to house.
Main ZIP code: 14020
We also buy in nearby communities
Ready to Sell Your Batavia Home - Without the Commission or the Repairs?
We buy as-is for cash in Batavia and across Genesee County, so there is nothing to fix or clean up first. There are no repairs to schedule, no agent commission and no buyer mortgage contingency. You get a written offer within one business day and a closing date you choose, handled through a New York attorney or title company. We also buy in Livonia, about 29 miles from here.
We buy houses in Batavia, NY and throughout Genesee County. Cash offer within one business day. Most sales close in 21 to 42 days, or later if you need more time. No obligation to accept.
Batavia and Genesee County Seller Questions
Selling in Batavia? Read This Before You Sign Anything
Older houses, tenants, mobile homes, timing a move, liens and probate, answered briefly.
Who pays closing costs when I sell my Batavia house to you?
We pay the closing costs on a sale to us, except your share of any transfer tax, and the purchase agreement sets this out. Eagle does not charge you an agent commission on a direct sale to us. Your mortgage payoff and any liens, delinquent taxes, HOA or association balances, agreed prorations and other seller obligations are deducted from your proceeds when applicable. The closing professional provides a settlement statement showing the charges and credits before closing. Transfer, deed, conveyance or similar taxes vary by state and locality. For a sale in Batavia: state rate $4.00 per $1,000 (0.40%), subject to the purchase agreement.
Do I still have to make disclosures if I sell my Batavia house as-is?
Selling a property as-is does not automatically eliminate disclosure obligations under applicable federal, state or local law. Tell us what you know about the roof, plumbing, electrical system, foundation, environmental conditions and any past damage or repairs so we can evaluate the property accurately and address known issues in writing before you sign. New York sellers commonly complete a Property Condition Disclosure Statement, which may apply to your sale. A real estate attorney licensed in New York can confirm which disclosures apply.
Can selling my Batavia house to you stop a foreclosure?
A sale may help avoid a foreclosure sale if it closes in time and the proceeds are enough to satisfy the required payoff, or if the lender gives written approval to accept less. In New York, a foreclosure generally goes through the court. We cannot promise to stop or postpone a foreclosure; that depends on the lender or servicer, the court, the timing and whether the transaction closes. Contact us as early as possible and bring every notice you have so we can usually tell you whether our expected timeline appears workable. A HUD-approved housing counselor or an attorney licensed in New York can explain your legal options and deadlines. Our New York page explains how the foreclosure process generally works in the state.
Do I have to go through probate before I can sell an inherited house in Batavia?
It depends on how title was held and New York law. Property held in the deceased owner's name alone may require probate or another estate procedure before anyone has authority to sign a deed. Property held in a trust or with survivorship rights may pass outside probate. A probate or estate attorney licensed in New York should confirm who has authority and which procedure applies. We can evaluate the property and make an offer while that is being established, but we cannot close until someone has legal authority to sign.
Can I sell my Batavia house with a lien or back taxes on it?
Often, yes. Delinquent property taxes and many recorded liens can be paid from the sale proceeds at closing, provided there is enough equity and the required payoff or release can be obtained. The title search or other closing review will identify items that must be paid, released or otherwise resolved. A disputed lien, an unavailable payoff or debts exceeding the available proceeds can delay or prevent closing unless the issue is resolved or the creditor agrees to another arrangement. Tell us what you know upfront so the closing professional can investigate it early.
Will Eagle Cash Buyers buy my house itself, or assign the contract?
Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. The agreement also states the price, closing date or timeline, contingencies and other material terms. The closing is handled by the attorney or title company used for the transaction.
How does Eagle Cash Buyers come up with the offer on my Batavia house?
We look at the address, the condition you describe, and what comparable houses nearby have sold for, then subtract what it would cost us to repair and resell. You get a written offer within one business day. If the number does not work for you, you owe nothing and can say no.
Do you buy houses in the 14020 ZIP code and the rest of Genesee County?
Yes, we buy in Batavia, which uses the 14020 ZIP code, and in other parts of Genesee County. Send the address and we will confirm. The one exception is a mobile home on rented land, which we do not buy.
Do you buy mobile homes in Batavia?
Yes, when you own the land the home sits on. We do not buy a mobile home in a park or on a lot you rent, because we only buy mobile homes together with the land. If you are not sure how your property is set up, send the address and we will go through it with you.
What if my Batavia house needs major repairs?
You can sell it as it is. Tell us what is wrong, whether that is a roof, a foundation, old wiring or damage from a past leak, and we factor it into the offer. We do not ask you to fix anything or clean out the house first.
How fast can I close on a Batavia house?
Most sales close in 21 to 42 days, and later if you need more time. You pick the date. If you are waiting on the purchase of your next home, tell us when that closes and we will plan around it.
Can I stay in the house after I accept an offer?
Often the closing date can be set to give you time to move. Tell us how long you need and we will say whether we can work with it before you sign anything. The date goes in the purchase agreement.
Is my house in a historic district, and does that stop me from selling to you?
Selling to us is not stopped by it. The City of Batavia has a Historic District Overlay in its code (Chapter 190-28). It can require city review of some changes to listed properties, but it does not stop you from selling. Ask the city, or check its list of overlay properties, if you are unsure whether your address is included.
Will you buy a house with tenants in it?
Yes. A lease generally passes to the buyer at closing, and how it is handled depends on the lease terms. Send us the lease with the address and we will go through it before you decide.
Do I have to be in Batavia to sell?
No. Many sellers live elsewhere. You can send photos and details online, review the written offer by email and sign documents remotely, so you do not have to travel to Genesee County.
Eagle Cash Buyers is not a law firm, title company or tax advisor. This information is general and is not legal, title or tax advice. Laws, procedures and transaction costs vary by state and locality, and the purchase agreement and closing documents control each transaction.
