Sell your Orange County house fast, for cash

We buy houses throughout Orange County, NY

Brentford Home Buyers is a direct cash buyer, not an agent. If you want to sell a house in Orange County without repairs, showings or commissions, we can make a written cash offer on it as it stands. We buy in communities across the county, including Newburgh, Middletown, Port Jervis, Goshen, Monroe, Warwick, Montgomery, Walden, Cornwall, New Windsor, Chester and Washingtonville. The county seat is Goshen.

The houses we see in Orange County

Orange County mixes brick and frame row homes and multifamilies in its three cities with 20th-century subdivisions in New Windsor and Monroe and farmhouses and rural lots around Warwick and the Black Dirt region. Whatever the condition, you do not need to fix it, clean it out or get it ready for showings. Occupied, vacant, tenant-occupied, fire or water damaged, or simply dated: we look at all of it.

What's different about selling in Orange County

Orange is one of the larger counties by area in the Hudson Valley, which means very different markets: commuter neighborhoods near the Thruway and Route 17, historic cities with older multifamilies, and rural homes in towns like Deerpark, Mount Hope and Greenville. Rural properties often have wells, septic and outbuildings. The three cities have their own city courts, and towns and villages use local justice courts for landlord-tenant cases.

Local pages: sell my house fast Newburgh, sell my house fast Middletown, sell my house fast Port Jervis.

Foreclosure, probate and back taxes in Orange County

Foreclosure. New York is a judicial foreclosure state. Before suing, a lender must generally send a 90-day pre-foreclosure notice (RPAPL §1304). Cases for Orange County homes are filed in the New York State Supreme Court, Orange County in Goshen, and owner-occupied residential cases get a mandatory settlement conference under CPLR 3408, where you can negotiate with the lender. Until the foreclosure sale happens, you usually still own the house and can sell it, which can pay off the loan and protect any equity. Free help is available through housing counselors in the New York State Homeowner Protection Program.

Probate and inherited houses. Estates for Orange County residents go through the Orange County Surrogate's Court in Goshen. An executor named in a will gets Letters Testamentary; if there is no will, the court appoints an administrator with Letters of Administration. Once letters are issued (and unless they are restricted), the fiduciary can usually sell the house. Deeds and many lien records are filed with the Orange County Clerk in Goshen.

Property taxes. Orange County's Commissioner of Finance enforces unpaid town and school taxes through the in-rem tax foreclosure process. The Cities of Newburgh, Middletown and Port Jervis collect their own city taxes, so the delinquency may be held by the city treasurer or by the county.

The cash sale process for Orange County homeowners

A direct sale skips listing prep, showings and waiting on a buyer's mortgage approval and appraisal. In New York, the closing is run by attorneys: once you accept our written offer, your lawyer reviews the contract, title is searched, and any mortgage, tax or judgment payoffs are handled from the proceeds. You will also complete the Property Condition Disclosure Statement required for most residential sales (the old $500 credit option ended in March 2024). The seller normally pays New York's real estate transfer tax of $2 per $500 of price; your attorney will confirm the closing costs on your specific deal.

Common reasons Orange County owners call us

• Foreclosure
• Inherited / probate
• Divorce
• Tired landlord
• House needs repairs
• Behind on taxes
• Relocation
• Avoid agent fees

An honest comparison

Listing exposes your home to the most buyers and can produce the highest price, but it usually means repairs, staging, showings, commissions and a buyer whose financing can fall through. Selling to us trades some of that top-line price for a known closing date and no prep work. Which is better depends on the house and on you, and there is no obligation either way.

See all the areas we buy houses in the Hudson Valley, or go back to the home page.