Wappinger WWII War Memorial

We Buy Houses In Wappinger, NY

I will buy your house, just the way it is, in a COVID-safe, low stress transaction.

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We Buy Houses in Wappinger

Sell your house as-is to a cash buyer

Example of a house we bought in Wappinger
One of the many houses we’ve bought in Wappinger.

In Dutchess County, on the eastern bank of the Hudson River, about seven miles south of Poughkeepsie, lies the Town of Wappinger (not to be confused with the Village of Wappingers Falls, which is within Wappinger’s boundary). It’s one of the prettiest rural communities in upstate New York. The town has a long history, first settled in 1659, and contains many historic buildings dating back to the Victorian era, especially in the Wheeler Hill Historic District.

As a native Dutchess County resident, I’m very much committed to improving the community of Wappinger. I believe it’s a small town with a big heart. If you’re considering a move away from the area, rest assured I’m a cash buyer who enjoys buying houses in Wappinger.

I love buying houses in Wappinger

The Town of Wappinger has plenty to offer. From architectural highlights like the 1875 Post Office in Chelsea, a rare surviving example of a one-room schoolhouse, to the Chapel of Sacred Mirrors, a psychedelic art installation situated in a 10-bedroom Victorian mansion and guesthouse, Wappinger is full of surprises.

Wappinger is a community that cares. To give you just one example, there’s a local charity close to my heart called Sparrows Nest, based in the town. They help families who have a member battling cancer, by providing home-cooked meals, thus lightening their load. They help over 500 families in the Hudson Valley.

Before you sell your house, have you visited the Carnwath Farms Historic Site and Park? It’s a 99-acre park of rolling hills and woodland with spectacular views down onto the Hudson River. Once a private estate, the park was gifted to the town as a public park. It contains the 20,000 square foot Reese Cultural Center, including the recently renovated Sports Museum of Dutchess County.

One of my favorite activities is to go walking, with a dog we are fostering, on the 11-mile Wappinger Greenway Trail, which encircles Wappinger Lake and lower Wappinger Creek.

Sell your house as-is to a cash buyer

Foster dog and Bob
Foster dog Sadee telling me it’s time to play!

A Dutchess native, I’m local cash buyer living in Hopewell Junction. Bob Will Buy It is not an out-of-state, low-balling megacorporation.

Is the house causing you stress, and you don’t even know where to begin? Even if you don’t know the first thing about selling a house, I can help. When I buy your house, I will walk with you through every step…and I don’t charge any fees or commissions.

Whatever reason you have for wanting to sell your house, I can help. We’ve been buying houses in Wappinger for many years and have seen it all. You can be assured that we will treat you with respect and do our best to help you, even if you don’t sell us your house.


Honesty, integrity and an unbelievably easy real estate transaction

After meeting Bob, I was convinced that he was the right person to sell to. As his website states, we spoke on the phone, set up a time for him to inspect the house and within days he provided a very fair cash offer. [2 Years Later…] Not only was he still willing to purchase our house but he also offered us substantially more money because the market had improved since his initial evaluation! He didn’t need to do that! We entered into a contract and closed within a few weeks on our time frame!

– Larry

Hopewell Junction, NY

Benefits of Bob Buying Your House

1) You Control When Your House Sells

Since I’m buying with my own money (your house, nor I have to be approved by a bank) AND I’m buying the house as-is (I’m not going to ask you to fix or change anything), you have the power to pick the closing date. It can be as soon as three weeks or anytime after. I’m ready, when you’re ready.

2) You Will Sell Your House – Fast

The longer it takes to sell, the more it costs you

How much does your house cost you each month? Taxes? Insurance? Heat? Electric? Upkeep (lawn mowing, snow removal, etc)? That’s money that’s getting burned while you wait and hope for your house to be sold. Around here – if everything goes smoothly, it typically takes 7-9 months to sell a house through a real estate agent. I can buy your house as quickly as three weeks.

3) I Will Actually Buy Your House

If you talk with other cash buyers, you will most likely find that they don’t actually intend on buying your house. Their goal is to get you to your lowest price, put the house under contract – and then sell that contract to a real cash buyer, like me. These folks are often inexperienced and the deals rarely work, wasting months of your valuable time.

4) A Closing You Can Count On

The moment we agree on a price that’s right for both of us, you can rest assured that your house is SOLD. I have purchased every house I have ever contracted to buy.

5) You Don’t Pay Any Real Estate Commissions

Even though I’m a licensed Real Estate Agent, there will be no commission due if I buy your house. (Real estate agents typically charge 5-6% of the sales price to market your house.)

6) You Won’t Pay Any Seller’s Concessions / closing assistance

Buyers nowadays don’t save like they used to. Short on cash, they look for some way to make the purchase work. The most popular way is… AFTER you agree on the house’s price, they ask for help with paying for their closing costs. That’s just more $$$ that doesn’t go into your bank account – up to 6% of the house’s price. That could be a $8,000-$10,000 reduction in what you get for your house. There’s none of that when I buy your house.

7) You Don’t Have To Do Any Updates

Still have the original kitchen? Same bathroom for 30 years? They work perfectly for you, right? But they don’t work for today’s demanding buyers. Bathrooms, kitchens, flooring and paint that is out of date really drives the price down and lengthens the time it takes to sell giving your house a “why hasn’t that sold yet?” stigma. (It’s a double-whammy) Again, today’s buyers with their meager savings, don’t have the money to fix them up. They’d rather buy a more expensive house that’s fully updated with a slightly higher mortgage payment. (Mortgages are a lot cheaper than credit cards!) (over)

8) You Don’t Have To Make Any Repairs

Again, buyers don’t have ANY extra cash, so they’ll insist that fix every little nit before they agree to buy the house. Every drippy faucet, every sticky window, carpet they want changed, gutters and chimneys cleaned, roofing replaced, decks updated to code… etc. And the worst part is that THIS negotiation comes AFTER you take the house off the market. So… you’re really up against the wall then, and they know it.

I’m not going to ask you to repair a-n-y-t-h-i-n-g.

9) You Don’t Have To Do Any Painting

It’s not unusual to have tired or outdated paint. But buyers can’t seem to get past seeing it and will run out of the house if they don’t like the color. I know, “it’s just paint” but there are a LOT of people who can’t get past colors they don’t like (have you seen a house-hunting show on TV lately?). And again, they don’t have any extra money to pay for new paint.

10) You Keep Your Privacy

Nosey neighbor

There will be no pictures of your stuff on the internet for everyone to see. No sign in the yard announcing your business to everyone. No curious neighbors walking through your house making judgements. No worries about a rude agent using the lockbox and walking in on you without an appointment. No stress from having to clean and leave your house frequently to accommodate strangers looking in your closets. I’ll be the only one that has to see the inside of your house – and you don’t even have to clean up for me.

11) Less COVID-19 Worries

You won’t have hordes of people traipsing through your house touching things. Eww!

I strictly follow the COVID Safety Protocols recommended by the CDC and NYS and typically only have to enter your house once.

12) You Don’t Have to Empty or Clean

One of the great bonuses of me buying your house you don’t need to clean, anything. You don’t need to empty the house. No need to pay thousands of dollars and break your back filling dumpsters. No hard/emotional decisions of what gets thrown out. Just take what you want and leave the rest.

13) Any Usable Items Are Donated

We donate whatever we can

One of the first things I do when I purchase a house is to go through it and pick out anything usable that can be donated. I favor local organizations that give directly to the person/family in need such as Dutchess Outreach, Brenna’s Basement, Furry Angels, Hyde Park ASPCA. Pots, pans, plates, flatware, small appliances, bedding, towels, clothes, laundry, haircare items, etc, gets collected, cleaned up and donated. It reduces the burden on our environment and best of all… helps people and animals in need.

How The Process Works

  • Tell us about your property.
  • We’ll set up a quick appointment to see the house with you.
  • We’ll present you with a fair written, no-obligation offer.
  • We close as quickly as 3 weeks or later if that is more convenient for you.

Selling to Bob vs. Listing with a Wappinger Real Estate Sales Agent

Selling a house is a big deal. You want to make sure you are making the right decision. Therefore, it’s good to know all your options. One option is to list your house using a real estate sales agent. Using a local Wappinger agent may get a higher sales price it doesn’t always mean into more money in your pocket or less headache.

Compare some of the costs and risks of using an agent and benefits of selling to me.

 Listing with an AgentSOLD To Bob
Commissions:5-6% is paid by you, the sellerNONE
Inspection Contingency:1Almost always.NONE2
Financing Contingency:1Yes. Did you know that it’s not uncommon for a deal to fall through because the buyer can’t get a mortgage. (even when they have a pre-qualified letter)NONE
Appraisal Required:Yes, the sale is often subject to a bank’s appraisal.NONE
Number of Showings:Likely at least 20-30, or more. Are you ready to sanitize your house after each visit?1 (Just me)
Average Days Until Offer:+/- 91 Days1-3 Days
Closing Date:60-90 days after accepting buyer’s offerWhenever you are ready.
Unpermitted Improvements:Homeowner has to bring up to code or remove anything that was added to the house without a building permit. (ex: Deck, Finished basement)Bob assumes these problems
Who Pays For Repairs:Negotiated during inspection period (typically the seller)Bob assumes responsibility for all repairs.
Empty and Clean the house:Yes. Must be completely empty and cleaned.Not Required. You can leave behind anything you want.
1An inspection contingency lets the buyer have time to do an inspection and back out of the sale or negotiate a new price if there are repairs that need to be done. If you can’t come to an agreement with the buyer, the buyer has the right to back out of the sale. Similar, a financing contingency gives the buyer the wiggle room to back out of the purchase if they can’t obtain a loan or if the home doesn’t appraise for the value that the bank needs.
2There are some rare times I may ask for a very specific contingency such as septic inspection.

We Work With Homeowners In Wappinger

Wappingers House purchased
One of the first Wappinger houses I bought.. way back in 2013

We buy houses in Wappinger and most of the surrounding towns in the Mid-Hudson Valley. Instead of putting your house on the market and waiting months for an interested buyer to come along (who may or may not be able to even get a mortgage), you’ve already found a ready, willing and able buyer here… me!

Joyce Muller

Truly honest guy!!

Bob was great!! I would recommend him to anyone! Understands families and what it’s like to go through taking care of what loved ones leave behind!! It’s a difficult process and he’s good at helping you with it.

– Joyce Muller

Wappingers Falls, NY

How Much Can I Get For My House?

The first step to finding out is to give us a bit of information or call 914-559-2579. There's no obligation whatsoever to receive an offer. We buy houses in ANY CONDITION in Wappinger.
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