Erlanger and Kenton County seller guide · 2026
Yes. We buy houses in Erlanger and Kenton County, Kentucky. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You get a written offer and written terms before you commit, and we close through a title company.
Call 888-274-5006 to talk about the house. We answer 24/7.
Compare the choices
A listing may fit when the house is ready for buyers and you have time for preparation, showings, and buyer requests. Compare what you would keep after repairs, commissions, other selling costs, and the bills you carry while waiting—not just the asking price.
A for-sale-by-owner plan leaves marketing, access, offer review, and sale coordination with you. Compare that work and timing with the written price and terms of a direct sale.
You can compare the written offer and terms before you decide. No agent commissions when you sell to us. No fees.
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.
Steps and numbers
1
Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
2
We give written cash offers in 24 hours.
3
You get a written offer and written terms before you commit, and we close through a title company.
Close as fast as 7 days when title and closing details allow.
Read the Erlanger market report →Open the Erlanger home-sale net-proceeds calculator →
Prices, timing and your selling options
Homes in Erlanger, KY sold for a median of $274,869 for the three months ending September 2026 (Redfin). Repairs and condition affect what someone will pay for your house. Homes in Erlanger, KY spent a median of 7 days on the market for the three months ending September 2026 (Redfin). You still have bills while waiting to sell, including utilities and any mortgage payments. Allow time for closing, too.
Useful local facts
Erlanger Proper was planned in 1887 as 220 lots, including Graves Avenue, Commonwealth Avenue, and Erlanger Road. The former Southern Railroad depot is now the Erlanger Historical Society Depot Museum, and Railroad Depot Park is at 3313 Crescent Avenue. If a house near the historic core needs work, compare the direct-sale terms with the preparation a listing would take.
Elsmere, Edgewood, Crescent Springs, Fort Mitchell, and Crestview Hills are separate cities in Kenton County. City lines can change which office handles rental registration or a code notice. Not sure? Call us with the address — we'll sort it out with you.
Erlanger's City Clerk handles residential rental registration, and the City registry keeps owner information for rentals. You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone. In Kentucky, the lease continues after the sale and the buyer becomes the landlord; the sale can go through without tenant consent.
Erlanger residential rental registry · Erlanger City Clerk · KRS 383.100, sale of a rented house
Erlanger directs code-enforcement questions to Planning and Development Services of Kenton County (PDS). If you have a notice, we can review the property as it stands and talk through the sale options.
PDS code enforcement · Erlanger code-violation sale questions
Inherited house
The court-appointed personal representative—the executor or administrator—signs for the estate. If the will gives that person power to sell real estate, they can usually sell without a separate court order. Otherwise, the District Court can grant the power to sell after notice to people with an interest in the house; the order must be final and the appeal time must expire before the house transfers, and a certified copy is recorded with the deed. A surviving spouse may also have rights in the house, even if not named on the deed. You can sell in the estate's name once the estate is opened — no need to put the house in your own name first. If you need an estate attorney, we can help you find one.
KRS 395.015, appointment of a personal representative · KRS 389A.010, order to sell estate land · KRS 389A.015, recording the sale order · KRS 392.020, surviving-spouse rights · Erlanger inherited-property questions
Mortgage foreclosure
A sale may still be possible if the loan can be paid off before the auction. Kentucky foreclosures go through Circuit Court. After a judgment, the court can order a public auction run by the master commissioner. The commissioner generally holds the sale within 90 days after referral; two disinterested people appraise the house first, and notice is published at least once 7 to 21 days before the auction. The court confirms the sale before the buyer receives a deed.
If the house sells for less than two-thirds of its appraised value, the owner may redeem it within six months by repaying the sale price plus 10% interest and certain costs.
Kentucky Supreme Court master commissioner sale rules · KRS 426.560, judicial-sale advertising · KRS 426.530, redemption after a low sale · Erlanger foreclosure questions
Kentucky closing costs
The tax is 50 cents for each $500 of value or fraction of $500—about 0.1%. State law makes the grantor, usually the seller, responsible for it, and the County Clerk collects it before the deed is recorded. Some transfers are exempt, including foreclosure deeds, deeds between spouses, and certain transfers to government; the title company can confirm whether an exemption applies. Recording fees are separate. When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax. No agent commissions when you sell to us. No fees.
Read KRS 142.050, Kentucky's real estate transfer tax law · Kenton County Clerk, deeds and records
Where to find help
Residential rental registration and City property-tax questions.
Property assessments and county GIS maps.
County property-tax bill questions.
Deed records and real-estate documents.
District civil and probate matters, including estate services.
Code-enforcement and building-permit questions for Erlanger.
“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.”
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You get a written offer and written terms before you commit, and we close through a title company.
A court-appointed personal representative—the executor or administrator—signs for the estate. If the will gives that person power to sell real estate, they can usually sell without a separate court order. Otherwise, the District Court can grant the power to sell after notice to people with an interest in the house; the order must be final and the appeal time must expire before the house transfers, and a certified copy is recorded with the deed. A surviving spouse may also have rights in the house, even if not named on the deed. You can sell in the estate's name once the estate is opened — no need to put the house in your own name first. If you need an estate attorney, we can help you find one.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone. In Kentucky, the lease continues after the sale and the buyer becomes the landlord; the sale can go through without tenant consent.
A sale agreement alone does not change the court-set auction date. A sale may still be possible if the loan can be paid off before the auction. If a master commissioner's sale is scheduled, tell us the date right away so we can try to close before it. Kentucky mortgage foreclosures go through Circuit Court. After judgment, the master commissioner conducts a public auction; the sale generally happens within 90 days after referral, after two disinterested people appraise the house, and it is advertised at least once 7 to 21 days before the auction. The court confirms the sale before the buyer receives a deed. If the house sells for less than two-thirds of its appraised value, the owner may redeem within six months by repaying the sale price plus 10% interest and certain costs.
State law makes the grantor—the seller—responsible for Kentucky's real estate transfer tax, and the County Clerk collects it before the deed is recorded. Some transfers are exempt, and recording fees are separate. When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax.
Call 888-274-5006. We answer 24/7.