FSBO in Western New York
Buffalo has become one of the most active housing markets in the Northeast, driven by affordability and remote work migration from higher-cost cities. Median prices of $220,000–$310,000. New York requires an attorney for closings (unlike most states), but FSBO otherwise works well here.
Step 1: Price Using Erie County Data
Erie County's real property data is available through the county website. Use Zillow and Redfin for market context. Elmwood Village, Allentown, and North Buffalo are premium areas; South Buffalo and the suburbs of Cheektowaga and Tonawanda are more affordable.
Buffalo's market moves fast — well-priced homes often get multiple offers. List at market, not above.
Step 2: New York Disclosure Requirements
New York's Property Condition Disclosure Act (RPL §462) requires sellers to provide a Property Condition Disclosure Statement for 1–4 family homes. Alternatively, sellers can provide a $500 credit to the buyer.
Lead paint required for pre-1978 homes (much of Buffalo's housing stock).
Step 3: Flat Fee MLS on WNYMLS
Buffalo is served by WNYMLS (Western New York Multiple Listing Service). Use a flat fee service that lists on WNYMLS. Budget $300–$400.
Step 4: Attorney Required at Closing
New York requires a real estate attorney for closings. Budget $1,200–$1,800 for attorney fees in WNY.
What FSBO Saves You in Buffalo
On a $270,000 home at 5%: