Post Falls, Idaho · Kootenai County · 2026 seller guide
We buy houses in Post Falls as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Compare a direct sale with listing the house, including the work, timing, and amount you would keep.
Call 888-274-5006 to talk through the property.
The short answer
A direct sale gives you another written option to compare when repairs, a tenant, inherited ownership, or a deadline changes what you want to take on. You get the offer and terms before you commit.
Compare the ways to sell
Listing may fit when the house is ready to show and you have time for repairs, cleaning, showings, buyer requests, and negotiations. Compare the likely sale price after commissions, preparation, carrying costs, and the time you expect the sale to take.
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. No agent commissions when you sell to us.
The offer price is only one part of the comparison. Look at what each route asks you to spend, what stays to be handled, and what you would keep.
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 Post Falls calculator →
Questions about the two options? Call 888-274-5006.
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.
Compare your sale options with the costs and amount you expect to keep. Change the calculator inputs to fit your plans.
Open the Post Falls home-sale net-proceeds calculator →Local property questions
Post Falls Building Division handles plan review, permits, and inspections for new construction and existing homes. If you have a permit or inspection notice, we can look at it with you as we compare the sale options.
When you sell to us, we're the buyer, so the repairs become our job.
Prairie Meadows is a residential development in Post Falls, and the City lists Beck Park within it. If your house there needs work, compare the cost of getting it ready to list with an as-is sale.
Paperwork, occupancy, taxes, and deadlines
The personal representative — the person appointed to handle the estate — can sell estate land after appointment unless the will or a court order in a formal case limits that authority. A separate court order is not usually needed. 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.
Idaho Code § 15-3-701: appointment and authority · § 15-3-715: sale of estate land · Kootenai County Court Assistance Office
A lender can foreclose a deed of trust through an advertised trustee's sale or through court. For an advertised sale, the trustee cannot hold the sale until at least 120 days after the notice of sale is mailed.
If you sign a contract to sell during a trustee-sale foreclosure, Idaho law requires a notice in the contract and gives you five business days to cancel. Money or an interest in the house cannot change hands during those five days. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
Idaho Code § 45-1503: foreclosure options§ 45-1506: trustee-sale timing§ 45-1602: contract notice§ 45-1603: five-day cancellation right
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. A sale does not end the lease, and Idaho law makes the new owner responsible for returning security deposits paid during the tenancy. We can talk through the lease, occupancy, and deposit with you.
Idaho has no state real estate transfer tax. Kootenai County charges $15 to record a deed of up to 30 pages. Counties mail property-tax bills in November; payment is due December 20, or half by December 20 and the balance by June 20 of the next year.
When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Kootenai County recording instructionsIdaho Code § 31-3205: recording feesIdaho tax statutesIdaho property-tax payment dates
Where to find help
For Post Falls city permit and inspection questions, contact the City Building Division. Kootenai County offices handle county property records, tax services, and recorded deeds.
City Hall, 408 N. Spokane Street, first floor. Call 208-773-8708; building inspections: 208-457-3334.
Use the Assessor for county property records and assessment information.
The Treasurer provides property-tax lookup and payment services.
The Recorder maintains real-property records and publishes recording-document instructions.
Find Clerk of the District Court information and Court Assistance Office resources.
Read the local article Selling an As-Is House in Post Falls ID: Your Options or see the Post Falls market report.
Questions and contact
Call 888-274-5006 or use the form at the top of this guide to compare your options.
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
The personal representative — the person appointed to handle the estate — can sell estate land after appointment unless the will or a court order in a formal case limits that authority. A separate court order is not usually needed. You can sell in the estate's name once the estate is opened — no need to put the house in your own name first.
In an Idaho deed-of-trust foreclosure, the trustee's sale cannot happen until at least 120 days after the notice of sale is mailed. A contract to sell during a trustee-sale foreclosure must include the notice required by Idaho law, and you have five business days to cancel before money or an interest in the house can change hands. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
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. The lease does not end just because the house sells, and Idaho law makes the new owner responsible for returning security deposits paid during the tenancy.
Idaho has no state real estate transfer tax. Kootenai County charges $15 to record a deed of up to 30 pages. Property-tax bills are mailed in November; payment is due December 20, or half by December 20 and the balance by June 20 of the next year.
“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.”