Sell Your House As Is Fast in Smithtown
Get a Fair Cash Offer in 24 Hours – No Repairs, No Board Approval Hassles
Smithtown’s real estate market is strong with median home prices around $815,000, but sometimes you need to sell quickly without the stress of traditional listings. Whether you’re facing high property taxes in Kings Park, dealing with aging infrastructure in Nesconset, managing inherited property in St. James, or simply need to relocate from Commack quickly, we understand that selling your Smithtown property fast might be your best option.
Since 1999, we’ve helped New York families sell their homes quickly and fairly, including single-family colonials, ranch homes, split-levels, and waterfront properties throughout all Smithtown neighborhoods. We know the North Shore market, understand Suffolk County’s unique challenges, and deliver cash offers within 24-48 hours with closings in as little as 7 days.
No repairs. No agent commissions. No closing costs. Just a fair cash offer and a closing date that works for you.
No obligation. No pressure. Cash offer in 48 hours or less.
Selling in Smithtown Is Unlike Selling Anywhere Else
Smithtown's market is unique, with median prices near $815,000 and Suffolk County taxes averaging 2.50%. High holding costs and strict regulations create challenges you won't find in other Long Island communities.
Do any of these Smithtown-specific situations sound familiar?Crushing Property Tax Burden
Paying $15,000 - $25,000 annually? Traditional sales mean bleeding thousands in taxes while waiting months for a buyer.
Aging Home Infrastructure
Built 1940s-60s? Cesspools, oil tanks, and asbestos can cost $30k-$75k to remediate before banks will approve a mortgage.
School District Timing Pressure
Miss the May-August window? In Kings Park or St. James, homes listed off-season often sit for months with little interest.
Estate & Probate Complications
Inherited a home? Coordinating repairs among heirs while managing ongoing taxes on a vacant property creates massive financial strain.
Types Of Houses For Which We Offer Cash Offers In Smithtown
Single-Family Colonials
We buy any condition, even needing complete renovations.
Ranch and Split-Level Homes
We purchase outdated homes as-is, regardless of repairs.
Multi-Family and Investment Properties
We buy occupied or vacant rentals for cash.
Common Smithtown Specific Situations We Handle
Smithtown real estate brings unique complexities. Whether it's property tax burdens, aging infrastructure, or environmental concerns, we have the experience to handle it.
High Property Tax Challenges
Smithtown taxes average $15k-$25k annually. Traditional sales mean paying these taxes for months. We close in 7-14 days, eliminating this financial drain immediately.
Aging Infrastructure Issues
Cesspool conversions, oil tank removal, and asbestos abatement can cost $30k-$75k. We buy your home as-is, handling all upgrades ourselves without reducing your offer.
Septic & Well Requirements
Suffolk County codes often demand costly upgrades for septic and wells. We have deep experience here and purchase properties regardless of septic or well condition.
School District Constraints
Miss the May-August window, and your home could sit for months. We buy year-round, providing certainty and cash even when the seasonal market freezes up.
Estate Sales & Probate
Probate in Suffolk County can take 6-12 months. We work with attorneys to enter contracts during probate, providing quick solutions that distribute funds faster.
Environmental Issues
From leaking oil tanks to asbestos, environmental hazards scare off retail buyers. We are comfortable handling remediation and buy these properties as-is.
Why Cash Sales Work Better in Smithtown
Traditional listings struggle with Smithtown's unique complexities. We offer a simpler, faster path.
Avoid Months of Taxes
With annual taxes of $20k common, waiting 4-6 months is expensive. We close in 7-14 days, minimizing your tax liability immediately.
Skip Expensive Repairs
Replacing cesspools or oil tanks costs $50k+ with no return. We buy as-is, saving you tens of thousands in contractor fees.
No Seasonal Limits
Listing in November usually means waiting until March. Cash buyers operate year-round, eliminating school calendar stress.
Eliminate Buyer Risk
With prices over $815k, financing often falls through. A cash offer removes banks, appraisals, and delays entirely.
When Should You Choose a Cash Sale?
Our Smithtown Home Buying Process
Contact Us
(5-10 Minutes)
- Property Location (Hamlet)
- Current Condition (As-Is)
- Utilities (Septic vs Sewer)
Get Cash Offer
(24-48 Hours)
- Zero Agent Fees
- No Repair Costs
- Standard Closing Costs Paid
Close & Get Paid
(7-21 Days)
- Tax Arrears Payoff
- Title Transfer
- Mortgage Settlement
Traditional Sale vs. Cash Sale in Smithtown
Compare Your Options| Factor | Traditional Agent Sale | Selling to Us (Cash) |
|---|---|---|
| Timeline | 3-6 months (longer during off-season) | 7-14 days typically |
| Property Tax During Sale | You pay monthly ($1,250-$2,100) | Minimal (fast close) |
| Repairs Needed | Major renovations expected | None, buy as-is |
| Commission | 5-6% ($40,750-$48,900 on $815K median) | Zero |
| Closing Costs | Seller pays ($15,000-$25,000) | We cover |
| Septic/Well Inspections | Required, often costly upgrades | Not required, buy as-is |
| Financing Risk | Common (20-30% fall through) | None, cash deal |
| Showing Disruption | Weekly open houses | One visit |
| Seasonal Constraints | School calendar affects demand | Year-round buying |
See the Difference for Yourself
Get a fair cash offer today. No fees, no commissions, no pressure. Close in as little as 7 days anywhere on Long Island.
Get Cash Offer in 48 Hours →Specialized Expertise: High Taxes & Aging Homes
Smithtown's unique market conditions require a specialized approach. We solve the two biggest hurdles sellers face.
Crushing Property Tax Burden
Smithtown taxes average 2.50%, meaning $15k-$25k annual bills. The 2026 budget hiked the levy by 9%.
Selling traditionally takes 4-6 months, costing you an extra $5,000 - $12,500 in taxes just to wait for a buyer.
Stop the Tax Bleed Instantly
We close in 7-14 days, eliminating months of tax payments.
For a typical homeowner, closing in two weeks vs. six months saves over $8,000+ immediately. We pay off arrears directly at closing.
Aging Infrastructure Costs
56% of Smithtown homes are 60+ years old. Upgrades are expensive:
• Cesspool Conversion: $20k-$40k
• Oil Tank Removal: $5k-$15k
• Septic Upgrades: $15k-$30k
Traditional buyers demand these be fixed before closing.
We Buy As-Is (Zero Repairs)
Keep your cesspool. Leave the oil tank. We assume all liability and handle upgrades after we own it.
You save $50,000 - $100,000 in pre-sale renovation costs and avoid months of contractor headaches.
Traditional Sale Reality
6 Months + $50k Repairs
Selling to Us
14 Days + $0 Repairs
Work with a Trusted Smithtown Buyer
26 years serving Nassau, Suffolk, Queens, and Brooklyn. Licensed, insured, and transparent. Get 2-3 offers - compare us.
Get My 24-Hour Cash OfferSmithtown Market Snapshot
Prices are high, but unique local challenges make selling traditional listings difficult.
Why Traditional Listings Fail Here
High Property Tax Burden
At 2.50% effective rates, sellers hemorrhage money waiting for buyers, often capitulating on price to close faster.
Aging Infrastructure
1950s-1970s homes need expensive upgrades. Buyers walk after inspection when facing $50,000+ in deferred maintenance.
Seasonal Market Swings
List outside the spring window and showings plummet. School calendars create artificial urgency and prolonged dead periods.
Septic & Environmental Issues
Suffolk County's strict regulations and inspection requirements scare traditional buyers who lack the experience or budget for compliance.
We Buy Houses Throughout Smithtown
Central Smithtown
Western Smithtown
Southeastern
Don't See Your Neighborhood?
We buy throughout all of Smithtown, including areas not specifically listed. From the North Shore waterfront to Hauppauge's commercial corridors, from Kings Park's family neighborhoods to Nesconset's wooded properties, if it's in the Town of Smithtown, we buy there.
Get Your Free Offer TodayFAQ: Selling Your House in Smithtown
How fast can I sell my house in Smithtown?
The fastest timeline is 7 days from contact to closing. However, you are in control.
Typical Timeline:- Day 1: You contact us.
- Day 2-3: We visit and assess the property.
- Day 4: We present a written cash offer.
- Day 7: Closing (if title is clear).
Most Smithtown sellers prefer 14-21 days to coordinate moving, specifically those in school districts like Kings Park or St. James. We can also extend to 60-90 days if you need more time.
How do you handle Smithtown's high property taxes?
High taxes (avg $15k-$25k/year) are the #1 reason people sell to us. We stop the bleeding immediately.
The Math:If your taxes are $20,000/year, a traditional 6-month listing costs you $10,000 just in taxes while waiting for a buyer. We close in 7-14 days, saving you thousands in holding costs.
Tax Arrears:If you are behind on taxes, we coordinate with the Suffolk County Comptroller to pay off arrears directly from the sale proceeds at closing, preventing liens or penalties.
How much will you offer for my property?
Our offers typically range from 70-80% of After Repair Value (ARV).
Example Calculation:- Renovated Value (ARV): $815,000
- - Repairs Needed: $60,000
- - Holding Costs (Taxes/Ins): $25,000
- - Resale Fees: $56,000
- = Our Cash Offer
While the offer is lower than full retail, you net a significant amount because you pay Zero Commissions, Zero Closing Costs, and Zero Repairs.
Are there any fees when selling to you?
Zero commissions. Zero fees.
In a traditional sale, you lose about 6% to agents and 2-4% in closing costs. When you sell to us, we cover the closing costs.
The offer we make is exactly what you receive at closing (minus any mortgage payoffs or tax arrears you personally owe). We do not use "inspection fees" or hidden costs to lower the price later.
Can you help if I'm behind on property taxes?
Yes. We regularly help homeowners who are 6 months to 2+ years behind.
With Smithtown taxes averaging $20k+, arrears can quickly hit $50k. Suffolk County eventually auctions tax liens.
How We Fix It:- We get the exact payoff amount from the town/county.
- The arrears are paid directly from the closing proceeds.
- You walk away free of tax debt and penalties.
Urgency is key: If you are facing a tax auction, contact us immediately so we can close before the deadline.
Serving Smithtown Since 1999
We're a family-owned business that has been buying houses across Long Island for over 26 years. Whether it's a ranch in Nesconset, a colonial in Kings Park, or a waterfront home in Head of the Harbor, we treat every homeowner with respect.
Our Local Expertise
We aren't a national franchise. We live here and understand the unique challenges of the Smithtown market.
We Buy Everywhere in Smithtown
- Kings Park & Fort Salonga
- St. James & Head of the Harbor
- Nesconset & Hauppauge
- Commack & Lake Ronkonkoma
Our Commitment to You
What Homeowners Say
Google Rating
"We needed to sell our home quickly for a work related move. Our biggest fear was having to sell at a discount. Luckily the team got us top dollar, and closed in 7 days. Highly recommended."
"I was skeptical, but they made the process so easy. Got a good price, and everything went smoothly."
"Selling my house was never easier. 123 We Buy House was transparent, fair, and quick. Would definitely recommend."
"I needed to sell fast and 123 We Buy House made it happen. Great experience."
"The team was professional and responsive. 123 We Buy House made selling my home so simple. I didn’t have to worry about anything."
"Amazing service! I sold my house to 123 We Buy House, and it was such a stress-free experience. They handled everything."
Ready to Sell Your Smithtown House?
Get a fair cash offer in 24 hours. Serving homeowners in Kings Park, St. James, Nesconset, and all of Suffolk County.