What are your choices for an Erlanger house that needs work?
You can ask an agent about listing the house as it stands, sell it yourself, or compare a direct sale. Look at the preparation, access, time, and costs you would take on, along with the written price and terms.
List with an agent
An agent can market the house and manage buyer questions, visits, and negotiations. Compare the listing agreement, any preparation you choose, access for showings, and the bills you expect to carry while the house is for sale.
Sell it yourself
You handle finding buyers, answering questions, arranging visits, discussing offers, and coordinating the sale. You choose how to market the house and manage those steps yourself.
Cash Offer or EZ Sale: compare the written numbers
Compare the written numbers with the preparation, access, and timing you would take on with a listing or a sale by owner. You get a written offer and written terms before you commit, and we close through a title company.
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 | Yes, partner visits |
| 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 | You get a written offer and written terms before you commit, and we close through a title company. | You get a written offer and written terms before you commit, and we close through a title company. |
| 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 Erlanger calculator →
Questions about the two options? Call 888-274-5006.
What if a repair notice is part of the decision?
Erlanger directs code-enforcement questions to Planning and Development Services of Kenton County (PDS). If a notice is part of your decision, start with the City’s code-enforcement information or PDS code enforcement. Tell us what the notice says and we can talk through the property with you.
What selling costs should you compare in Kentucky?
Kentucky’s real estate transfer tax is 50 cents for each $500 of value or fraction of $500. State law assigns the tax to the grantor (seller), and the County Clerk collects it before the deed is recorded. Some transfers are exempt, including foreclosure deeds and certain transfers between spouses or to government. A title company can check whether an exemption applies to your sale. Read Kentucky’s real estate transfer-tax law.
When you compare what you could keep, include any mortgage payoff, liens, back taxes, and your share of current property taxes. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
What can you do next?
Tell us the Erlanger address, what needs work, who lives there, and what timing matters to you. We can compare the options with you.
Not sure where to start? Call 888-274-5006 — we’ll sort it out with you. You can also use the form above to tell us about the house.
What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Common questions about an as-is Erlanger sale
Can I sell my Erlanger house as-is?
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What are my options for selling an as-is house in Erlanger?
You can list with an agent, sell the house yourself, or compare USA Home Buyers’ Cash Offer and EZ Sale. 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.
Who pays Kentucky real estate transfer tax when I sell to you?
Kentucky’s real estate transfer tax is 50 cents for each $500 of value or fraction of $500. State law assigns it to the grantor (seller), and the County Clerk collects it before the deed is recorded. Some transfers are exempt. When you sell to us, we pay the closing costs.
Who handles code-enforcement questions for an Erlanger house?
Erlanger directs code-enforcement questions to Planning and Development Services of Kenton County (PDS). If a notice is part of your selling decision, tell us what it says and we can talk through the property with you.