We Buy Houses in Orange County, NY for Cash
Sell your Orange County house fast and as-is to a local buyer based in Chester. Fair cash offer, no fees, and you pick the date.
- No repairs, no cleaning, no showings
- No agent commissions or fees, and we pay closing costs
- Offer within 24 hours, and you pick the closing date
Or call (845) 467-9129
Get your fair cash offer
No obligation. No fees. We’ll reply within one business day.
Selling a house in Orange County
Orange County is home base for us. We’re based in Chester, and most of the houses we buy are within a short drive: the cities of Newburgh, Middletown and Port Jervis, river towns like Cornwall and New Windsor, and the villages and hamlets along Route 17, I-84 and the Thruway.
The county’s housing is about as mixed as it gets: 19th-century row houses and multi-families in Newburgh and Port Jervis, farmhouses and older capes in the western towns, lake cottages around Greenwood Lake, and postwar ranches and raised ranches in commuter towns like Monroe, Chester and Washingtonville. Each brings its own issues, from old oil tanks and septic systems to rentals that need work.
Whatever the house and wherever it is in the county, we buy it as-is for cash and close on the date you choose. No agents, no commissions and no repairs.
- County seat
- Goshen
- Probate
- Orange County Surrogate’s Court, 30 Park Place, Goshen
- Cities
- Newburgh, Middletown and Port Jervis
- Main roads
- I-84, I-87 (Thruway), Route 17, US 9W, Route 207
- Transit
- Metro-North Port Jervis Line, Stewart International Airport in New Windsor
- Our office
- Chester, NY 10918
Orange County towns we buy in
Pick your town for local details, or just fill out the form. We buy all over the county.
Chester, NY
ZIP 10918
Cornwall, NY
ZIP 12518, 12520, 10953
Florida, NY
ZIP 10921
Goshen, NY
ZIP 10924
Greenwood Lake, NY
ZIP 10925
Harriman, NY
ZIP 10926
Highland Mills and Woodbury, NY
ZIP 10930, 10917
Maybrook, NY
ZIP 12543
Middletown, NY
ZIP 10940, 10941
Monroe, NY
ZIP 10950
Montgomery, NY
ZIP 12549
New Windsor, NY
ZIP 12553
Newburgh, NY
ZIP 12550
Pine Bush, NY
ZIP 12566
Port Jervis, NY
ZIP 12771
Walden, NY
ZIP 12586
Warwick, NY
ZIP 10990
Washingtonville, NY
ZIP 10992
Other Orange County areas we buy: Highland Falls, Fort Montgomery and West Point, Tuxedo and Tuxedo Park, Blooming Grove, Hamptonburgh, Campbell Hall, the Town of Wallkill, Wawayanda, Mount Hope, Otisville, Deerpark, Minisink, Unionville and Greenville. Just across the line, we also buy in Wallkill in Ulster County.
How we help Orange County homeowners
Estates handled in Goshen
Most Orange County estates go through the Surrogate’s Court in Goshen. We can sign a contract while probate or administration is underway and close once the executor has authority. See selling an inherited house.
City multi-families
Newburgh, Middletown and Port Jervis have plenty of older two- to four-family buildings. We buy them with tenants in place, open violations and all. See selling with tenants.
Rural houses and old systems
In the western and southern towns, wells, septic systems, buried oil tanks and old farmhouses are common. We buy as-is, so you don’t have to fix any of it first.
Common selling situations in Orange County
Inherited house / probate
Sell an estate house as-is, even while probate is underway.
Back taxes / tax liens
Behind on county or school taxes? We can pay them off at closing.
House needs major repairs
Roof, foundation, septic or old systems. We buy it as it sits.
More help: Selling during divorce · Selling with tenants · Code violations / fire damage · Facing foreclosure
How to sell your Orange County house for cash
Tell us about your house
Fill out the short form or call us. It’s quick, free and there’s no obligation.
Get a fair cash offer
We look at the location, condition and recent sales nearby, then make you a clear all-cash offer.
Close on your date
We close at a local, reputable title company on the day you choose, and you get paid.
Orange County cash sale vs. listing with an agent
| Listing with an agent | Selling to LND Home Buyers | |
|---|---|---|
| Commissions / fees | Up to 6%, paid by you | None |
| Who pays closing costs? | About 2% on average, paid by you | We pay |
| Inspection & financing contingencies | Yes, sales can fall through | None |
| Appraisal needed | Yes, often | No, we pay cash |
| Average days until sold | About 91 days | Offer within 24 hours |
| Number of showings | It depends | One (just us) |
| Closing date | 30–60+ days after accepting an offer | The date you choose |
| Who pays for repairs? | Negotiated after inspection | We do |
What sellers say
★★★★★Excellent Communication
“I had an incredible experience with LND Home Buyers. Communication was excellent. They answered all of my questions and concerns and kept me informed throughout the entire process. I would absolutely recommend Rob and his company to anyone looking to sell their property.”
★★★★★Professional, Attentive, and Knowledgeable
“Absolutely thrilled with the services provided by LND Home Buyers. From start to finish, they were professional, attentive, and knowledgeable. They came in and ensured a quick and seamless close. Highly recommend!”
★★★★★Professionalism and Expertise
“I recently had the pleasure of working with Rob for the sale of my property, and I must say that the entire experience was nothing short of exceptional. From the initial consultation to the final closing, he demonstrated a level of professionalism and expertise that left me impressed.”
Questions from Orange County sellers
Where is probate handled for an Orange County house?
At the Orange County Surrogate’s Court, 30 Park Place in Goshen. You don’t have to wait for probate to finish to talk to us. We can agree on a price early and close once the executor or administrator can sign. See selling an inherited house in NY.
Do you buy everywhere in Orange County?
Yes. We buy in all three cities, Newburgh, Middletown and Port Jervis, and in towns and villages across the county, from Warwick and Greenwood Lake to Cornwall, Highland Falls, Pine Bush and Montgomery. If your town isn’t listed above, fill out the form anyway.
I’m behind on county or school taxes. Can I still sell?
Yes. Back taxes and tax liens are paid off from the sale at closing, so you don’t need cash up front to clear them. Selling before a tax foreclosure goes through lets you keep any equity left over. See selling a house with tax liens.
How fast can you buy my Orange County house?
We usually make an offer within 24 hours of getting the property details. Because we’re based in Chester, we can usually see the house within a day or two, and you choose the closing date.
Nearby counties we buy in
Dutchess CountyRockland CountyWallkill (Ulster)All areasGet your cash offer for your Orange County house
Tell us about your house and get a fair, no-obligation cash offer, usually within 24 hours.
Get My Cash Offeror call (845) 467-9129