Sell your house fast in Cheektowaga, NY
Selling a Cheektowaga house you can’t keep up with, or one that came to you in a hard year? We buy houses across the Town of Cheektowaga for cash, as-is, with no repairs and no open houses. You get a cash offer within 24 hours, usually by phone, and most closings take 14–30 days. Before you sell, one thing to sort out: Cheektowaga is a town with two villages inside it, Sloan and part of Depew, and which side your house is on changes who taxes it, whether you owe a rental registration and where a tenant case starts.
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Get your Cheektowaga cash offer
Cash offer within 24 hours, usually by phone.
Town of Cheektowaga and Village of Sloan rules, offices and dates as listed on official pages as of October 2026. General information, not legal or tax advice.
Town, Sloan or the village line: whose rules apply to your Cheektowaga house
The Town of Cheektowaga had 89,877 people at the 2020 census, and it borders Buffalo’s East Side on the west, Amherst on the north, Lancaster on the east and West Seneca on the south, and it takes in Buffalo Niagara International Airport and the Walden Galleria. Inside the town are two incorporated villages: the Village of Sloan, incorporated in 1896,, and the western part of the Village of Depew.
- Assessment: the Town of Cheektowaga Assessor’s Office at Town Hall, 3301 Broadway (716-686-3440), assesses property in the town, including Sloan. The Town’s roll is also used for Sloan’s village taxes.
- Town, county and school taxes: the Town Clerk and Receiver of Taxes collects county, town and school taxes at Town Hall (716-686-3981).
- Sloan village taxes: billed and collected separately by the Village of Sloan at Village Hall, 425 Reiman Street (716-897-1560).
- Depew: the Village of Depew has its own tax bill, building rules and court. If your house is on the Depew side, read selling a house in Depew instead.
Your mailing address can be misleading. Most Cheektowaga homes use zip 14225 or 14227, but parts of the town carry Buffalo zips such as 14206, 14211 and 14215, Sloan uses 14212 and the Depew side uses 14043. A “Buffalo” address on the envelope doesn’t mean the City of Buffalo taxes the house. The tax bill or the Assessor can tell you which government it belongs to.
School districts don’t follow the town line either. The Town lists seven public districts serving residents: Cheektowaga Central, Cleveland Hill, Maryvale, Cheektowaga-Sloan, Depew, Lancaster Central and West Seneca Central. Your school tax bill names the one your house is in.
Chapter 194: the Cheektowaga rental registration
This is the Cheektowaga rule many owners have never heard of. Under Chapter 194 of the Town Code (Local Law No. 3 of 2018, in effect since January 1, 2019), if you own property in the town and don’t live in it, you have to register it with the Town every two years. That applies whether the house is rented out or sitting empty.
- Cost: $20 per parcel, valid for two years.
- Deadline: a new owner files a Registration Statement within 30 days of buying the property.
- Where it applies: the Town of Cheektowaga outside the villages. Property in the Village of Sloan or the Village of Depew is not covered.
- Where to file: Landlord Licensing, Town of Cheektowaga, 3301 Broadway, Cheektowaga, NY 14227, or online. Questions go to 716-686-3469.
Not registering violates §194-6 of the law, and the Town says it can bring a fine. That matters to two groups of sellers: landlords who are tired of renting, and families holding an empty house after a parent passed or moved to care. The house is empty, nobody lives there, and the registration may have lapsed without anyone noticing. Call the number above to check the status of your parcel. After a sale, the new owner files a new registration within 30 days.
Tenant cases: from Union Road to the HUB Court
If a tenant in a Cheektowaga rental stopped paying, or you need a holdover case to get the house back, the case starts in Cheektowaga Town Court, also called the Town Justice Court, at 3223 Union Road. Sloan doesn’t have a court of its own: the village abolished its court in 1995, and Sloan cases go through the Town of Cheektowaga court system. Houses on the Depew side go to Depew Justice Court instead.
After filing, Cheektowaga transfers eviction cases to the Erie County Landlord-Tenant HUB Court, which has run out of Buffalo City Court since December 2021 and handles cases from the county’s town and village courts. Hearings are virtual, and the HUB Court sends both sides a new court date. State notice rules still apply, including 30, 60 or 90 days’ written notice before a landlord declines to renew a lease, depending on how long the tenant has been there.
On Good Cause Eviction: the state law applies only where a town opts in. Cheektowaga’s Town Board discussed opting in during 2026 and held public hearings on a proposed local law over the summer. As of mid-October 2026 we couldn’t confirm a final vote, so ask the Town Clerk or a landlord-tenant attorney before you serve any notice.
You don’t have to finish an eviction to sell. We buy tenant-occupied houses, and we can help with the tenant side depending on the situation. More on that in selling a rental property with tenants.
Cheektowaga houses: what’s typical here
Cheektowaga was mostly farmland until the post-World War II subdivision boom of the 1950s turned it into suburban housing. Much of the housing stock dates from that era, in neighborhoods like Cleveland Hill, Maryvale, Pine Hill, Bellevue, Doyle, U-Crest, Walden and South Cheektowaga. We buy as-is. Take what you want and leave the rest.
One code point worth checking if the house was changed over the years: the Town Code requires a certificate of occupancy before an altered or enlarged building is used, and before the use of a building is changed. If a single-family was turned into two units, or an addition went on, ask the Building Department whether it was approved. A buyer’s lender or attorney may ask.
The Cheektowaga market right now, and an honest take
Here’s what the open-market numbers show for zip 14225 in Cheektowaga in September 2026. Fewer homes are changing hands: 129 sales closed in September, down from 141 a year earlier. Homes are taking longer to sell: about 12 days on the market, up from 9 a year ago. About 1 in 5 homes for sale (22.3%) had a price cut. The median sale price was $250,000 over the three months ending September, up 4.1% from a year earlier. (Source: Redfin, 14225 housing market, September 2026.)
Honest take: those numbers come from houses that showed well, passed inspection and closed on a buyer’s mortgage. If yours is updated and you can wait for showings, an inspection and the buyer’s financing, listing will likely net you more, and we’ll tell you that on the first call. Price it too high in this market and it can sit. The longer it sits, the more buyers wonder what’s wrong with it. A cash sale makes sense when the house needs work, has tenants, is tied up in an estate, or you’re out of time.
Some of the houses we’ve bought
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Buffalo -
Cheektowaga -
Kenmore -
Amherst, after a fire -
Buffalo
Estates, foreclosure, back taxes and title problems in Cheektowaga
A parent’s house in an estate
If the house is empty while the estate is open, check the Chapter 194 registration above. See selling an inherited house in Buffalo and Erie County.
Behind on the mortgage
A foreclosure on a Cheektowaga home is a judicial case in Erie County Supreme Court, not the Town Court on Union Road. See how to stop a foreclosure.
Behind on property taxes
The Receiver of Taxes refers back-tax questions to the Erie County Real Property Tax office. The City of Buffalo’s tax foreclosure doesn’t apply in the town, even if your address says Buffalo. Sloan village taxes are a separate bill. See selling a house with back taxes.
Liens, judgments or a messy title
Get your cash offer
Cash offer within 24 hours, usually by phone.
How a sale to us works in Cheektowaga
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1. Tell us about the house
The address, whether it’s in Sloan or the town, the condition, and anything pressing: a tenant, a tax bill, an estate.
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2. Hear our offer
Cash offer within 24 hours, usually by phone. We confirm condition later with a visit.
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3. Pick the closing date
No repairs. We cover all closing costs.
Most closings take 14–30 days. Close in as little as 5 days when the title is clear and ready. Title problems? If we’re buying the deed without an attorney or title insurance, we can close in as little as 48–72 hours.
Is a cash sale the right call for your house?
Not always. In a market where listings haven’t been sitting long, a well-kept Cheektowaga house will usually bring more on the open market than from us, and if that’s your house, we’ll tell you to list it. Where we help most is the house that needs work, has a tenant, sits in an estate or has to be sold on a date the open market can’t promise. Some houses we can’t buy at all, and we’ll say that on the first call.
We Buy Houses in Cheektowaga in Any Situation
Messy situations are what we do. Fire damage, major repairs, liens, estates, tenants, and just about anything in between.
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Fire damage -
Full of belongings -
Major repairs
We buy houses in all of these situations:
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Inherited houses: from a parent, sibling, aunt, grandparent. We can sign now and close once the Surrogate’s Court issues Letters. Once Letters are issued, most closings take 14–30 days. If the title is clear and ready, we can close in as little as 5 days.
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Probate houses: Erie County Surrogate’s Court paperwork in process. We close once Letters are issued.
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Behind on the mortgage / pre-foreclosure: missed payments, a 90-day notice, or a case already filed in court. You can usually sell as long as the sale closes before the referee’s sale.
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Divorce houses: when both spouses agree to sell. How the proceeds are split is set by your agreement or the court.
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Houses with liens or title problems: IRS, mechanic’s, judgment, HELOC, City of Buffalo violation liens.
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Rental properties: occupied, behind on rent, in eviction, or vacant. A rental can be sold with the tenants living there, and we can help with the tenant side depending on the situation.
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Hoarder houses: no cleanout required. Take what you want, leave what you don’t. We’ll take care of the rest.
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Fire, water or smoke-damaged houses: including with the insurance claim assigned to us (your attorney can confirm how the claim is handled in the sale).
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Code violations, open permits, city repair or demolish orders: you don’t need to fix the violations yourself. We handle the order after closing.
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Back taxes / tax liens: back taxes are usually paid off from the sale at closing.
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Structural problems: foundation, framing, mold, asbestos.
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Vacant houses: out-of-state owners welcome.
Real Reviews From Real Western New York Sellers
Rated 5.0★ on Google from 11 Google reviews, and 5.0★ on Facebook. Reviews below are reproduced as written.
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We had to sell my house on the East Side of Buffalo recently. The thought of working with a real estate company was terrifying. They offered me a fair price and gave me all the time I needed. Leif was great, Carlos was great!
Pam A. · BBB review · ★★★★★
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I was facing foreclosure, with a house in extreme disrepair. The team at Rust Belt Cash Offer was very compassionate, they helped me through every step of the process. I am very thankful for having them on my side.
Cathy E. · Google review · ★★★★★
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Worked with me to let tenants stay. They did all the paperwork, title and search. Cash paid in form of cashiers check that cleared quickly. Smooth transition. Would recommend.
Leniah D. · Google review · ★★★★★
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These guys go the extra mile. I had just lost my wife and was trying to figure out my next move when I put the house on the market. They made it painless.
Salvatore S. · Google review · ★★★★★
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I dealt with Carlos. This review is for him. Five stars. He leveled with me, was honest and gave me pointers and direction I needed. Grateful for his guidance.
Martin D. · Google review · ★★★★★
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They were very professional from the beginning to the end of the selling process. Quick response to all questions. The house was sold as-is and we would recommend them.
Bruce O. · Google review · ★★★★★
From Recent Deals
Real sales from our records. Seller last names and street addresses are left out to protect the sellers.
Rental · Cheektowaga 14225
A rental with tenants, after another buyer's deal fell apart
An out-of-area landlord with month-to-month tenants was already under contract with another company. We checked in now and then, with no pressure. When that deal fell apart, we came back with a written offer, an escrow deposit and no repair requests. The sale still needed a town inspection, and the names on his 1031 exchange had to match the title.
The tenants stayed in their homes, and the money went through his own attorney into his exchange.
- From contract to close: about 4 weeks
- Tenants: stayed
- Paid: through his attorney
Family in the home · Cheektowaga 14225
Relatives living in the house, on his schedule
Family members lived in the house and needed until early October to move out. The seller wanted to wait through the holidays, then needed more time for his family, and the first contract expired before it was signed.
We timed the closing to the family's move-out and gave him the time he needed.
- Timeline: about a year and a half, on his schedule
- Paid: by wire, at his request
Cheektowaga sellers ask us
My address says Buffalo. Is my house in Cheektowaga?
Possibly. Parts of the town use Buffalo zip codes. Your tax bill shows the town, or the Assessor’s Office at 716-686-3440 can look it up by address.
Does the rental registration apply to my house in Sloan?
No. The Town’s Chapter 194 registration excludes the Villages of Sloan and Depew. It covers non-owner-occupied property in the rest of the town, rented or vacant.
My tenant in Sloan stopped paying. Which court handles it?
Sloan has no village court, so the case is filed through the Town of Cheektowaga court at 3223 Union Road and then transferred to the Erie County Landlord-Tenant HUB Court. A landlord-tenant attorney can tell you which notice to serve first.
I missed the October 15 school tax deadline. What happens?
Penalties apply, and the Town says there’s no provision to waive them. Call the Receiver of Taxes at 716-686-3981 for the current amount. If you’re selling, a sale can pay them off at closing.
I moved away. Can I still sell my Cheektowaga house?
Yes. We usually make the offer by phone.
Near Cheektowaga
- Sell my house fast in Depew, the village on Cheektowaga’s eastern edge
- Sell your house fast in Lancaster, the town to the east
- Sell my house fast in West Seneca, the town to the south
- Selling a house in Buffalo for cash
Sources (checked October 2026)
- Town of Cheektowaga, Landlord Rental & Property Owner Registration Ordinance (Chapter 194: every 2 years, $20 per parcel, 30 days after purchase, excludes Sloan and Depew, §194-6)
- Town of Cheektowaga, Assessment Office and Tax Office (contacts, county/town/school tax collection, October 15, 2026 school tax date, no penalty waiver, back taxes at Erie County)
- Town of Cheektowaga, Education (seven school districts)
- Town of Cheektowaga Code, Chapter 70 (certificates of occupancy for altered buildings and changes in use)
- NY Courts: Cheektowaga Town Court and Buffalo City Court Housing and Landlord/Tenant Court (Erie County Landlord-Tenant HUB Court)
- Village of Sloan Code, Chapter 24 (village court abolished, 1995) and Village of Sloan, Contact
- Real Property Law §226-c (30/60/90-day notice)
- WIVB, Cheektowaga residents discuss proposed Good Cause Eviction law (2026 public hearing)
- Cheektowaga, New York and Sloan, New York (2020 census, villages, neighbors, zip codes, post-war housing, neighborhoods)
- Redfin, 14225 housing market (September 2026)
Tell us about your Cheektowaga house
Send the address and your phone. When we call, we’ll ask about the house and your timing, and tell you plainly if listing would serve you better.
Get your cash offer
Cash offer within 24 hours, usually by phone.
General information about selling a house in the Town of Cheektowaga and the Village of Sloan as of October 2026. Rust Belt Cash Offer is a home buyer, not a law firm. Rust Belt Cash Offer · 50 Fountain Plaza, Suite 1400, Buffalo, NY 14202 · (716) 800-2274. This page is not legal or tax advice. We work alongside your attorney.
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