Modesto, CA · About USA Home Buyers
In Modesto and Stanislaus County, we buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
USA Home Buyers is a national homebuyer with local market handling. Our headquarters are in King of Prussia, PA; Modesto and Stanislaus County are places we serve, not locations where we claim to have an office.
Call 888-274-5006We'll give you a written cash offer within 24 hours.
Share the property address and what you know about its condition, access, and timing.
Our founder bought his first property in 2004 — more than 20 years of buying houses.
We've helped homeowners in just about every situation you can imagine — thousands of times. When you're working with someone, you want to know they've seen it before. We have.
We buy nationwide and focus on the country's most promising markets — not tied to one region, so we don't get stuck when a local market turns.
We give written cash offers in 24 hours.
Written offer and written terms before you commit; title-company closing.
We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.
When you sell to us, we pay the closing costs, including the county documentary transfer tax and any city transfer tax. Your mortgage, liens, back taxes and your share of current property taxes are separate.
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | None |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | Written offer and written terms before you commit; title-company closing. | Written offer and written terms before you commit; title-company closing. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
Compare what you would keep after costs with the Modesto calculator →
Questions about the two options? Call 888-274-5006.
Testimonials are real, from our transactions, verified and approved by our attorneys.
Each quote keeps the seller's actual location; reviews from another market are not presented as Modesto sales. Sellers in Modesto and nearby Stanislaus County communities are welcome.
For property records and tax-account questions, start with the relevant Stanislaus County office. Use the home-sale calculator to compare estimated net proceeds, and the local guides to review selling options and the process.
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We'll give you a written cash offer within 24 hours.
No. You receive a written offer and written terms before you commit; closing is through a title company.
When you sell to us, we pay the closing costs, including the county documentary transfer tax and any city transfer tax. Your mortgage, liens, back taxes and your share of current property taxes are separate.
Sell from anywhere in the country — we can send a notary to you, and you don't have to attend settlement or even visit the property.
Our headquarters are in King of Prussia, PA. We serve Modesto and Stanislaus County; that does not mean we have an office in Modesto.
Call 888-274-5006 or send the address and the questions you want answered.
Call 888-274-5006We'll give you a written cash offer within 24 hours.
Takes 2 minutes. No obligation.