If you’re thinking about selling your home in Buffalo, NY, one of the biggest questions on your mind is likely: How long will it take? The answer depends on the method you choose—whether you go the traditional route with a real estate agent, sell by owner (FSBO), or sell to a real estate investor. Each approach has its pros and cons, and timing is a key factor in deciding which is best for you.
Traditional Home Sale with a Real Estate Agent
Average Time: 30-90 Days (Plus Preparation Time)
Selling your home with a real estate agent is the most common method, and it usually results in the highest sale price. However, it also takes the longest time due to listing, showings, negotiations, and the mortgage approval process.
Factors That Affect Timeline:
- Home Preparation: If your home needs repairs or staging, expect a few weeks to a couple of months before listing.
- Market Conditions: In a seller’s market, homes in Buffalo can sell within 30 days. In a buyer’s market, it may take 60-90+ days to get an offer.
- Mortgage & Closing Process: Once a buyer is under contract, closing takes about 30-45 days if the buyer is using financing.
Pros:
✔️ Potential for the highest sale price
✔️ Professional guidance from a real estate agent
✔️ More marketing exposure
Cons:
❌ Takes the longest to sell
❌ Requires home showings and open houses
❌ May involve repairs and staging costs
For Sale By Owner (FSBO)
Average Time: 30-120+ Days
Some homeowners opt for FSBO (For Sale By Owner) to avoid paying agent commissions. However, FSBO homes often take longer to sell because homeowners lack professional marketing and pricing expertise.
Factors That Affect Timeline:
- Marketing Effort: Without an agent, you must list and advertise the home yourself, which can be time-consuming.
- Pricing Strategy: Overpricing is a common FSBO mistake that leads to longer time on the market.
- Buyer’s Financing: Just like with a traditional sale, buyers often need 30-45 days to secure a mortgage.
Pros:
✔️ No real estate agent commission fees
✔️ Full control over pricing and negotiation
Cons:
❌ Can take longer due to limited marketing reach
❌ Handling paperwork and legal steps alone
❌ Buyers may negotiate harder knowing you’re not using an agent
Selling to a Real Estate Investor
Average Time: 7-30 Days
If you need to sell your home fast, a real estate investor might be the best option. Investors buy homes as-is, often for cash, meaning you can skip repairs, staging, and long negotiations.
Factors That Affect Timeline:
- Offer Speed: Investors typically make an offer within 24-48 hours of viewing the property.
- Closing Time: Since most investors pay in cash, the closing process can be as fast as 7-14 days.
- Condition of the Home: You don’t have to make repairs, which saves time compared to traditional sales.
Pros:
✔️ Fastest way to sell a home
✔️ No need for repairs or showings
✔️ Cash offers eliminate mortgage delays
Cons:
❌ Lower sale price compared to the open market
❌ Less room for negotiation
❌ Potential to encounter unethical investors—always verify credentials
Which Selling Option is Best for You?
- If you want the highest price and can wait 60-90+ days, a traditional sale with a real estate agent is your best choice.
- If you want to avoid agent fees and are comfortable with marketing and negotiations, FSBO could work—but expect a longer selling period.
- If you need a fast sale (due to foreclosure, relocation, or financial reasons), selling to a real estate investor is the quickest way to close.
Final Thoughts
Every homeowner’s situation is different, so choosing the right selling method depends on your timeline, financial goals, and willingness to handle the process. If you’re considering selling your home in Buffalo, NY, be sure to weigh the pros and cons of each approach to make the best decision for your needs.