Niles, MI · Berrien and Cass Counties · About USA Home Buyers
We buy houses as-is in Niles and across Berrien and Cass Counties, Michigan. No repairs, cleaning, or cleanout are required to sell to us. We give written cash offers in 24 hours; you see written terms before you commit, and closing is through a title company.
We are a national homebuyer with local market handling. Our headquarters are in King of Prussia, PA; we serve Niles and nearby sellers in Berrien and Cass Counties.
Call 888-274-5006We'll give you a written cash offer within 24 hours.
Tell us about the property and what is going on. There is no obligation.
USA Home Buyers is a national homebuyer with local market handling. We buy houses as-is in Niles, MI, and across Berrien and Cass Counties. The city spans both counties, so the county for a specific property depends on its parcel.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Call 888-274-5006 or use the form above to tell us about the house and ask for a written cash offer.
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'll give you a written cash offer within 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.
When you sell to us, we pay the closing costs.
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.
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 Niles, MI calculator →
Questions about the two options? Call 888-274-5006.
Testimonials are real, from our transactions, verified and approved by our attorneys. Each seller's actual town stays with the review. Nearby sellers are welcome.
Here's what sellers have said about working with us.
“We had a grease fire in the kitchen that spread to the wall and the cabinet above the range before we got it out. Insurance gave us actual cash value — $19,000 on a kitchen that would cost $35,000 to rebuild. I wasn't going to fight that for six months. USA Home Buyers bought the house as-is in nine days.”
“I worked at the Amazon distribution center in Kenosha and took a medical leave for six months. Fell behind on payments, the bank filed in Kenosha County Circuit Court — Wisconsin judicial foreclosure. USA Home Buyers explained exactly where the timeline was and moved fast. Written offer in twenty-four hours, closed in eleven days. Foreclosure dismissed.”
“We owned our Lakeview property for twenty-six years and the property taxes hit $6,400 this year. Both retired, two incomes gone to one Social Security check. The house had too many stairs for my husband's knees anyway. USA Home Buyers gave us a fair number and closed in seven days. We moved to a one-floor condo in Waukegan.”
Use the calculator to compare possible sale proceeds with your own assumptions. Niles properties can be in Berrien County or Cass County; check the parcel before using a county record office.
Niles, MI Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
City of Niles official website ↗Berrien County Register of Deeds ↗Berrien County property and tax tools ↗Cass County Clerk/Register of Deeds ↗Yes. USA Home Buyers serves Niles, Michigan, and properties in Berrien County and Cass County. 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.
Written offer and written terms before you commit; title-company closing.
When you sell to us, we pay the closing costs. This does not pay your mortgage, liens, back taxes, or your share of current property taxes.
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.
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.
Our headquarters are in King of Prussia, PA. We are a national homebuyer with local market handling in Niles, Berrien County, and Cass County.
Call 888-274-5006 or use the form below. Nearby sellers are welcome to call.
We'll give you a written cash offer within 24 hours.
Tell us what is happening with the property. There is no obligation.