Richmond · Madison County, Kentucky
Yes. USA Home Buyers buys houses as-is in Richmond and Madison County, Kentucky. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We give written cash offers in 24 hours. You receive the written offer and terms before you commit; closing is through a title company.
Call 888-274-5006 to talk through the property.
Compare your options
You can ask for a written cash offer before arranging repairs, cleaning, or a cleanout. Compare the written price and terms with the payoff, taxes, recorded claims, occupancy, and other costs that apply to this house.
We buy houses as-is in Richmond and Madison County, Kentucky. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Price the work and waiting time as well as the possible sale price: repairs, cleanout, photos, showings, inspection requests, commissions, concessions, insurance, utilities, taxes, and mortgage payments while the house is listed.
A listing may fit when the house is ready to show and you can manage preparation and timing. Compare the amount you may keep after costs, not only the first price you see.
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 Richmond 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.
Market context
Zillow’s modeled typical home value is a broad reference, not a valuation or offer for your address: $299,053 (As of September 2026; Zillow typical home value for Richmond, KY).
Local property questions
Richmond Building Inspections describes plan review, permits, and construction inspections within City limits.
For a property confirmed within the City’s H1 Historic District, the City says exterior changes—including decks and accessory structures—are subject to Architectural Review Board approval. Ask Planning & Zoning whether the exact address is in H1 and what review applies to the work you are considering.
Richmond Codes Enforcement handles City-ordinance and International Property Maintenance Code compliance. For an actual notice or open case, ask the City about that address. Madison County Clerk’s recordings office maintains deeds, mortgages, plats, and other property records.
Richmond is Madison County’s seat, and Berea is another community in the county. The Clerk lists a branch in each, so you can contact whichever location is easier for you about county records.
The City uses “Downtown RKY” for the area associated with its Mill District. If your home is near the Mill District, mention that when you call so we can talk through the sale. Read the Mill District FAQ →
Before setting a closing plan
Start with the deed and any will, estate appointment, or court papers. A title company can check recorded ownership and identify who must sign for the specific property. The Kentucky Court of Justice’s Madison County directory lists a Probate Division contact. Madison County court directory →
The Madison County Clerk’s recordings office maintains local property documents, including deeds and plats. You can ask the Clerk how to find a recorded document; the title company reviews what applies to the sale. Clerk recording information →
Kentucky charges 50 cents for each $500 of value or fraction of $500—about 0.1%. State law assigns the tax to the grantor, which means the seller, and the county clerk collects it before the deed can be recorded. The taxable value is the full price paid, including any liens the buyer takes over. Some transfers are exempt, such as certain foreclosure deeds, deeds between spouses, and certain transfers to government. Recording fees are separate; ask the title company whether an exemption applies to your sale. Read KRS 142.050 →
For example, on a $100,000 taxable sale, 200 $500 units at 50 cents each equal $100 in transfer tax. When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate.
A sale before a Kentucky foreclosure auction may still be possible if the loan can be paid off before the sale. The lender files a lawsuit in circuit court; if it wins a judgment, the court orders a public auction run by the master commissioner. By court rule, the commissioner generally must hold the sale within 90 days after the case is referred. Two disinterested people appraise the house first, and the sale is advertised at least once between 7 and 21 days before the auction. The court must confirm the sale before the buyer receives a deed. Check the current case papers and notice for the date that applies to your house.
If the house sells for less than two-thirds of its appraised value, Kentucky law lets the owner redeem it within six months by repaying the sale price plus 10% interest and certain costs. Whether that rule applies depends on the case and sale; check the statute and ask a Kentucky attorney about the actual deadline.
Madison County Clerk distinguishes ordinary annual county property-tax collection by the Sheriff from collection of delinquent county bills by the Clerk. Madison County Clerk delinquent-tax information →
Yes. USA Home Buyers buys houses as-is in Richmond and Madison County, Kentucky. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We give written cash offers in 24 hours. You receive written terms before you commit, and closing is 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. Cash Offer — USA Home Buyers buys directly, 30 days or less, at a lower price, with no repairs, commissions, or closing costs. EZ Sale — goes to one of our partners, 60 days or less, at a higher price than the Cash Offer, with no repairs, commissions, or closing costs. Yes, partner visits.
Richmond Building Inspections handles construction within City limits.
Start with the deed and any estate or court papers, then ask the title company to identify who must sign for that property. The Kentucky Court of Justice directory lists a Madison County Probate Division contact, and the Madison County Clerk maintains recorded property documents. Those offices are local starting points, not a determination of venue or signing authority for a particular estate.
Kentucky charges 50 cents for each $500 of value or fraction of $500, about 0.1%. State law assigns the tax to the grantor—the seller—and the county clerk collects it before the deed can be recorded. Recording fees are separate, and some transfers are exempt. When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate.
Keep following the date in the current court papers unless the court or sale office confirms a change.
Yes. Share the lease, who is living in the house, access limits, and the possession plan you have in mind.
Share the address, condition, who lives there, and what is making the sale difficult. Call 888-274-5006 if you would rather talk first.
Share the address and what you know about the house.