Updated October 2026. Erie County Clerk, New York State Department of Taxation and Finance and New York Court of Appeals pages checked on October 31, 2026.
Yes, you can sell your Buffalo house by owner. As of October 2026, a seller in Buffalo pays $4.50 per $500 in transfer tax, the state’s $2 plus Erie County’s $2.50. On the typical $244,100 Buffalo home, that’s $2,200.50. You also give the buyer New York’s disclosure form, and most deals run on a form contract subject to attorney approval.
Beycome doesn’t list homes in New York yet, Buffalo included. This is a practical how-to for selling on your own in Erie County.
Jump to: 🏘️ Buffalo prices · 💲 Erie County tax · 🧾 Clerk fees · 📝 The WNY contract · 🪜 Steps · ❓ FAQ
Buffalo key takeaways
- The typical home in the city of Buffalo was worth $244,100 in September 2026, up 2.6% in a year. Across the metro, it was $287,400 (Zillow Home Value Index).
- Erie County sellers pay transfer tax at $4.50 per $500, more than the $2 most of the state pays.
- Sellers aged 62 or older who meet the county’s rules can cut that to $2 per $500.
- The common Western New York contract can be voided by either side’s attorney during a short approval window.
What is a Buffalo home worth in 2026?
Start with the right number, because every cost below scales with it. The Zillow Home Value Index put the typical city of Buffalo home at $244,100 in September 2026, up 2.6% over the year. The wider Buffalo metro, which takes in the suburbs, sat at $287,400, up 3.6%.
Those are typical values, not your price. A double in North Buffalo and a ranch in Cheektowaga won’t track the same index. Pull recent sales on your street, then check a range with our home value calculator.
Your tax bill is part of what buyers ask about, and our New York property tax lookup guide shows where to find yours.
How much is the transfer tax when you sell a house in Buffalo?
The Erie County Clerk puts it plainly: the seller is responsible for the New York State and Erie County transfer tax due at filing. The total rate is $4.50 per $500 of the price. The state’s share is $2, and the county’s is $2.50.
Any part of $500 counts as a full $500, so divide your price by 500, round up, and multiply.
| Sale price | State share ($2 per $500) | Erie County share ($2.50 per $500) | Seller total | With the senior reduction |
|---|---|---|---|---|
| $180,000 | $720 | $900 | $1,620 | $720 |
| $244,100 (typical city home) | $978 | $1,222.50 | $2,200.50 | $978 |
| $287,400 (typical metro home) | $1,150 | $1,437.50 | $2,587.50 | $1,150 |
| $400,000 | $1,600 | $2,000 | $3,600 | $1,600 |
The senior reduction is worth a look if it fits. The clerk says owners aged 62 or older who have owned and lived in a one or two family home for at least a year before the sale can pay $2 per $500 instead of $4.50. The affidavit is free at the clerk’s office.
The 1% mansion tax only starts at $1 million and is paid by the buyer, so it rarely comes up here.
What does the Erie County Clerk charge to record a sale?
Your deed goes to the Erie County Clerk with two state forms. Here’s the clerk’s fee list as of October 2026:
- Deed recording: $45, plus $5 for each written side of a page.
- Form TP-584, the state transfer tax return: $10 to file, and it goes in duplicate.
- Form RP-5217, the Real Property Transfer Report: $125 for a home or farm.
A four-page deed, for example, runs $65 to record, so the paper side of the sale is around $200 before the tax. The deed must be signed and notarized, show a legal description, and give real street addresses for every party. A P.O. box won’t do.
For a home, the clerk also asks for a Notice of Sale or Transfer of Ownership form at the time of transfer. Staff won’t fill in legal forms for you, and the clerk suggests you may wish to talk to an attorney.
How does the Western New York purchase contract work?
Buffalo is upstate, and upstate sales usually start differently from New York City ones. The New York State Bar Association says that upstate, the first paper is often a form filled in by an agent or broker, subject to the parties’ attorneys approving it.
The Buffalo-area version is well known. In Moran v. Erk (2008), a case about a house in Clarence, the Court of Appeals reviewed the form approved by the Greater Buffalo Association of Realtors and the Bar Association of Erie County. Its rider made the deal “contingent upon approval by attorneys for Seller and Purchaser” by the third business day after each attorney got the signed copy.
The court held that either attorney can disapprove during that window, for any reason, and the deposit goes back. In that case, the buyers backed out and the sellers later sold for $120,000 less, with no claim against the buyers. As a by-owner seller, keep the house on the market in your head until the approval window closes.
Sell smarter
List your home on the MLS from $99
A flat fee instead of a percentage, and $0 to Beycome at closing. You stay in control of your sale.
Sell your home →Buy smarter
Get up to 2% back at closing
On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Check the current form with your attorney, since the terms you sign are what count. Our for sale by owner contract guide explains the clauses to watch.
What are the steps to sell a house by owner in Buffalo?
- Pull your deed, your tax bills and any survey from when you bought.
- Run your net: price, minus $4.50 per $500, your payoff, attorney fee and clerk fees.
- Fill in New York’s Property Condition Disclosure Statement, all 56 questions, unless you’re exempt.
- Line up a local real estate attorney before the first showing.
- Take bright photos, write an honest listing and set open house times.
- Give each serious buyer the signed disclosure before they sign anything.
- Sign the contract, then wait out the attorney approval window.
- Close, record the deed with the TP-584 and RP-5217, and hand over the keys.
Upstate habits show up at closing too. The bar’s guide says a warranty deed is common upstate, and in some upstate areas the buyer’s attorney reviews an abstract of title rather than relying only on a title policy. If you have an abstract from your purchase, find it now. For the rest of the file, use our paperwork checklist.
What must a Buffalo seller disclose?
The same statewide form applies in Buffalo as everywhere else in New York. Since March 20, 2024, you can’t give a $500 credit instead. If your house is older, two items deserve extra care: lead plumbing, which the form asks about directly, and the federal lead paint disclosure for any home built before 1978.
The form also asks about the heating system, fuel tanks, sump pump and water coming into the basement. Answer from what you know, and attach any reports you have. Our seller disclosure guide has tips for clear answers.
Do you need a realtor to sell a house in Buffalo?
No, it’s not required; it’s your choice. An agent handles pricing, showings and buyers’ agents for a fee. Selling on your own, you do that work and keep the difference. Either way, the Western New York contract assumes attorneys on both sides.
If you go it alone, our guide on how to sell a house by owner covers marketing, and our closing costs guide helps you check the settlement sheet line by line.
More New York guides: How to Sell Your House in New York Without a Realtor (2026), New York Property Condition Disclosure: What Sellers Must Disclose in 2026, New York Real Estate Transfer Tax and Mansion Tax: Who Pays and How Much (2026), Do You Need a Lawyer to Sell a House in New York? (2026).
Buffalo FSBO questions
Can I sell my house by owner in Buffalo, NY?
Yes. It’s not required to use a realtor; it’s your choice. You give the buyer the state disclosure form, and most sales use attorneys for the contract and closing.
What is the transfer tax in Erie County, NY?
$4.50 per $500 of the price, paid by the seller: $2 for the state and $2.50 for Erie County.
How much transfer tax will I pay on a $244,100 Buffalo home?
$2,200.50 in total, or $978 if you qualify for the county’s senior reduction.
Is there a senior discount on the Erie County transfer tax?
Yes. Owners aged 62 or older who have owned and lived in a one or two family home for at least a year can pay $2 per $500. File the free affidavit with the clerk.
What does it cost to record a deed in Erie County?
$45 plus $5 per written page side, $10 to file the TP-584 and $125 to file the RP-5217 for a home.
Can a buyer back out during attorney review in Buffalo?
Yes, if the contract has the usual attorney approval clause and their attorney disapproves in time. New York’s Court of Appeals upheld this in Moran v. Erk.
Reviewed by Beycome Brokerage Realty LLC, a licensed real estate brokerage. Licenses: beycome.com/faq/how-to/are-you-a-licensed-broker/.
Transfer tax and fees from the Erie County Clerk’s Record a Deed page, read October 31, 2026. Any part of $500 counts as $500. Home values: Zillow Home Value Index, September 2026 (city of Buffalo and Buffalo-Cheektowaga metro).
This is general information, not legal or tax advice. Talk to an Erie County real estate attorney about your own sale.
Sources
- Erie County Clerk, Record a Deed (fees, transfer tax, senior reduction): erie.gov, read October 31, 2026.
- New York State Department of Taxation and Finance, Real estate transfer tax: tax.ny.gov, read October 31, 2026.
- Moran v. Erk, 11 NY3d 452 (2008), New York Court of Appeals: nycourts.gov, read October 31, 2026.
- New York State Bar Association, LEGALEase: Buying and Selling Real Estate (2025): nysba.org, read October 31, 2026.
- New York Real Property Law § 462 and § 465: nysenate.gov, read October 31, 2026.
- EPA, Real Estate Disclosures About Potential Lead Hazards: epa.gov.
- Zillow Research, Zillow Home Value Index (September 2026): zillow.com.
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
Verify relevant information directly and consult qualified professionals before making decisions. Beycome services are subject to applicable agreements, eligibility requirements, and state-specific terms.
