Sell your Orange County, NY house fast — as it stands.
Velocity House Buyers is a cash buyer with its office in Montgomery, buying houses directly from owners all over Orange County — and across the rest of the Hudson Valley, Westchester and North Jersey too. We take the place in whatever shape it’s in, and you pick the closing date instead of waiting on a stranger’s mortgage.
- No showings, no open houses, no strangers walking through
- Skip the repairs and the cleanout — leave behind what you don’t want
- No agent commission; your written offer lists every cost up front
- Talk to Greg or Brett directly, not a call center
Orange County is home base
Orange County is where Velocity is based. Greg and Brett work out of 9 Factory Street in the village of Montgomery, which puts Newburgh, Middletown, Goshen, Walden and Pine Bush a short drive away. When you ask us to come see a house, it is a trip across the county, not a day on the Thruway.
The calls we get from around here tend to sound alike: a parent’s place that has sat empty since the funeral, a two-family in one of the cities where the tenants and the repairs have both become too much, or a ranch that needs a roof and a furnace before any bank would lend on it. We buy all of those as they are, whether the house is on a village street, in a city block, or out on a rural road with a well and a septic tank.
Our Orange County guide goes further into the local side of a sale: who records the deed in Goshen, what happens with the January and September tax bills when you sell, and what the housing looks like town by town.
Orange County towns we cover
Elsewhere in the county? Call (845) 367-4898; we buy in every Orange County town, from Port Jervis to Cornwall.
A direct sale, explained plainly
Most houses get sold the long way: you fix what an inspector might flag, stage the rooms, list with an agent, keep the place spotless for showings, then hope the buyer’s financing survives the appraisal. For a lot of homes that works fine. For others it falls apart at the first step, because the furnace is shot, the roof leaks, the estate isn’t settled, or the owner simply cannot carry the mortgage for another six months.
That second group is who we work with. Velocity House Buyers is the buyer itself, not a middleman. When we agree on a price, our own funds pay for the house, so there is no lender who can back out at the last minute and no appraisal that can knock the deal sideways. After closing, the repairs become our project. Some of the homes we buy get renovated and resold to a family; some we keep and rent out.
Here is the honest trade-off. A cash buyer who takes on the repairs and the risk will normally pay less than a fully updated house would fetch on the open market. What you get in return is certainty, speed if you need it, and none of the expense of getting a tired property ready to list. We will walk you through that math on the phone, and if listing with an agent would clearly put more in your pocket, we will tell you so.
From first call to closing table
Four stages. You can stop at any of the first three and owe nothing.
- T−3
You reach out
Call, text or use the form. We ask about the property, what you owe on it, and what timing would help you most.
- T−2
We take a look
If the house fits what we buy, we set a short visit. No need to tidy up; we are looking at bones, not décor.
- T−1
Written offer
You get a firm number on paper, typically within a day of seeing the house. Take time, compare, ask your attorney.
- Liftoff
We close
Closing runs through attorneys and a title company. Clean title can close in about a week, or later if you need it.
See the full process, including what happens with liens and belongings →
Three ways to sell, side by side
Neither path is right for everyone. Here is where a direct sale to a local buyer, a regular listing and a national “we buy houses” operation actually part ways.
| Topic | Selling to Velocity | Listing with an agent | Call center or iBuyer |
|---|---|---|---|
| Who you talk to | Greg or Brett, from the Montgomery office, start to finish | Your listing agent, then a buyer, their agent and their lender | Often an intake rep or a web form first; your details may be passed on to an investor you have not met |
| Condition | Bought the way it stands; the repairs are priced into our number | Inspection reports usually lead to repair requests or a price cut | Many iBuyers stick to newer homes in good shape, and repair costs can come off the offer after their inspection |
| Showings | A single walk-through with us | Listing photos, showings and open houses until it sells | Usually one visit or a video walk-through |
| Where the money comes from | Our own funds, so no loan approval can stall the closing | The buyer’s mortgage and appraisal, which can fail late | Varies; some call-center buyers still have to find the investor who will actually fund it |
| Commission and fees | None paid to us; you still cover normal seller costs such as your attorney and transfer tax | An agent commission, negotiated with your agent and usually figured as a share of the price | iBuyers typically charge a service fee that is deducted at closing |
| Closing date | You choose; about a week is possible when the title is clean | Driven by the market and the buyer’s lender | Set around their own schedule and checks |
| Price | Reflects the repairs and the risk we take on | Often the highest result for a house that shows well | Model-based, and may be revised after the inspection |
| Paperwork | A written offer that lists who pays each closing cost | A listing agreement, then a purchase contract | Their standard contract; read the fee and repair terms closely |
The Velocity column is how we work. The other two describe what sellers commonly run into; terms differ from company to company, so ask anyone making you an offer to put theirs in writing.
Holding more than one offer?Line them up by what reaches your bank account, not by the headline price. Ask each buyer, in writing, who pays the transfer tax and the title charges, whether any fee is taken out at closing, and whether the figure can drop after an inspection.
Whatever put the house up for sale
Most sellers who call have a reason behind the timing. Pick the one closest to yours for a plain-English guide to how it plays out in New York and New Jersey.
- Facing foreclosureBehind on payments with a court case under way? Selling first can keep the equity yours.
- Inherited or in probateFor executors, administrators and heirs holding a house nobody plans to live in.
- DivorceOne sale, one closing, and the proceeds split the way your agreement says.
- Behind on property taxesTown, county or school taxes piling up with penalties attached.
- Tired landlordSell the rental with the tenants still in it, paying or not.
- RelocatingA new job somewhere else and a house you can’t keep paying for from afar.
- Needs major repairsA bad roof, a wet basement, or a furnace on its last legs.
- Vacant houseEmpty rooms still bring taxes, insurance, heat and a lawn to mow.
- DownsizingLeaving the big family house for something easier to run.
- Code violations or open permitsUnfinished permits or work the building department never signed off.
Orange County taxes: watch the end of MarchUnpaid town and county bills stop going to your town collector after March 31. On April 1 the county Commissioner of Finance takes them over, adds penalty and interest, and can tack on a title search fee. If you sell, the balance is simply paid off at closing. Options when taxes are behind · Orange County, NY guide
Selling a parent’s house?Whoever signs the deed for an estate first needs authority from the Surrogate’s Court, on both sides of the NY–NJ line. You can still get our number before that paperwork is finished, so the family knows what the house is worth to a cash buyer. Inherited houses and probate
What people say on Google
A few of the reviews left on our Google Business Profile, word for word. Read more on our reviews page.
- 4.8average star rating on Google
- 60Google reviews behind that score
- 2016the year Greg Helbeck founded Velocity
- 8counties covered across two states
Greg is the best!! My family was caught in a jam paying two mortgages and really needed to sell a house fast and Greg was so helpful and honest the whole process. It happened in a fraction of the time I expected and there were zero games. I almost got scammed by multiple people prior to finding Velocity House Buyers and I am so glad I found them. Guard was lowered immediately and the process was smooth and easy. Now my family can enjoy our one home and no longer need to worry about all the work the last home needed! Velocity House Buyers are legit!!! Greg is the best!
Greg is the man! We enjoyed working with him so much. I have sold a few properties with Greg now and the process is so easy and clean. Professional, quick, no BS. Highly recommend!
I recently worked with Greg at Velocity House Buyers, and he was exactly what my client and I needed. He made the entire process smooth, stress-free, and efficient. Greg quickly connected with a motivated investor and handled every step with professionalism and care. I would highly recommend Greg to anyone, and I personally look forward to working with him again on future deals.
Where we buy
Our office sits in the village of Montgomery in Orange County, so the Hudson Valley is home turf: Orange, Ulster, Dutchess, Putnam and Rockland, down through Westchester. We also buy across the state line in Bergen and Passaic counties in New Jersey.
Because the counties straddle two states, the paperwork differs a little depending on which side of the line your house is on. New York closings usually involve an attorney for each side. New Jersey contracts drafted by real estate agents come with a three-business-day attorney review window. We work on both sides of the line and will explain which rules apply to your sale.
- Home base · New York
Orange County, NY
- New York
Ulster County, NY
- New York
Dutchess County, NY
- New York
Rockland County, NY
- New York
Putnam County, NY
Every town in the county, from Brewster to Cold Spring.
- New York
Westchester County, NY
- New Jersey
Bergen County, NJ
- New Jersey
Passaic County, NJ
Before you pick up the phone
Quick answers to what people ask in the first few minutes of a call. There is more on our full FAQ page.
What should I have handy when I call?
The property address, a rough idea of what is still owed on any mortgage or lien, whose names are on the deed, and whether anyone is living there now, including tenants and their leases. Not sure about some of it? Call anyway; we can sort out the rest together.
What does your written offer actually include?
The purchase price, the closing date we are proposing, and a line-by-line note of which closing costs we pay and which stay with you. Nothing is left to be worked out later at the closing table.
How are you different from the “we buy houses” postcards in my mailbox?
Some of those mailers and roadside signs come from marketing outfits that collect your details and hand them to whichever investor pays for the lead. When you call us, the people on the phone are the ones who buy the house, with our own money, out of an office on Factory Street in Montgomery.
Can I reach you on evenings and weekends?
Yes. Our Google listing shows us open around the clock, seven days a week. Call or text (845) 367-4898, and if nobody picks up, leave the address and a good time to call you back.