Waco, TX · McLennan County seller guide
Yes. USA Home Buyers buys houses as-is in Waco and McLennan County. 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; closing is through a title company. Compare that with the work, timing, and costs of listing.
Call 888-274-5006 or use the form to tell us about the property.
The short answer
Start with the property's condition, access, occupancy, ownership, payoff, tax status, and the date that matters to you. Then compare written terms with a realistic listing plan, including repairs, cleanout, showings, commissions, carrying costs, and the time you may wait for a buyer.
A listing with an agent or a seller-managed sale may fit a house that is ready to show and an owner who can manage preparation and waiting. Compare likely proceeds after repair bids, cleanout, photos, showings, inspections, commissions, concessions, taxes, insurance, utilities, mortgage payments, and the time you carry the property. Compare what you might keep, not just the first price you see.
A direct sale gives you another written set of terms to weigh against that work and those costs. The house's condition, title, payoff, occupancy, and timing still need to be reviewed.
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 Waco 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
Written offer and written terms before you commit; title-company closing.
Waco market context
The shared market display keeps available measures with their source, place, and period. A market-wide figure does not show this house's condition, repair needs, access, occupancy, title, payoff, or timing.
Local property context
Census geography identifies Waco as a Texas city place within McLennan County. Nearby Bellmead, Beverly Hills, Hewitt, Lacy-Lakeview, Robinson, and Woodway are separate municipalities, not Waco neighborhoods. If an address is near a boundary, confirm the actual parcel and jurisdiction instead of relying on its mailing city.
Census TIGERweb: Waco city-place geometry · Census TIGERweb: nearby city-place geometries
The Texas Historical Commission describes Castle Heights as a Waco neighborhood platted in 1923, with curved streets and traffic circles. It describes the Waco Downtown Historic District as roughly bounded by Mary Avenue, South 14th Street, Columbus Avenue, and South University Park Drive. Those descriptions do not establish a current boundary, a particular home's condition, or whether an address is inside a district.
Texas Historical Commission: Castle Heights · Waco Downtown Historic District
Paperwork, deadlines, and settlement
A title company checks ownership, payoff information, settlement items, documents, and funds. Review written price and terms before you commit, and confirm the property-specific signing, occupancy, and timing details before choosing a closing plan.
Often, yes, if the sale closes before the foreclosure sale. Texas home foreclosures are usually non-judicial, meaning a trustee or substitute trustee conducts the sale without a court case. For a home used as your residence, the loan servicer must first send written default notice by certified mail and allow at least 20 days to catch up before a sale can be noticed. At least 21 days before the sale, the sale notice must be posted at the courthouse, filed with the county clerk, and sent by certified mail to each borrower.
The sale is a public auction at the county courthouse, usually on the first Tuesday of the month between 10 a.m. and 4 p.m. It must start no later than three hours after the time stated in the notice. Some foreclosures go through court and follow different steps. An offer request does not change a lender or court deadline.
If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
Texas State Law Library: before the foreclosure sale · Texas State Law Library: the sale · Waco foreclosure information
Texas has no state, county, or city real-estate transfer tax on a sale conveying full ownership of real property. The Texas Constitution bars new laws imposing a transfer tax on a sale that conveys full ownership. Deed paperwork and recording are separate from a transfer tax.
When you sell to us, we pay the closing costs.
Your mortgage, liens, back taxes, and share of current property taxes are separate.
Texas Constitution, Article VIII, Section 29 · Texas Legislative Council: 2025 amendment analyses
The title company checks the deed and any estate, trust, or court papers to identify who can sign for this property. Share leases, occupancy, access limits, and possession plans early so they can be considered in the written terms. If authority or a tenant's rights are disputed, get advice from a Texas attorney before making a legal decision.
Waco inherited-property guide · Tenant-occupied property options
The Texas Comptroller's McLennan County directory separates appraisal-district and Tax Assessor-Collector sections and lists the City of Waco among active taxing units. The Tax Assessor-Collector subsection is marked as last updated in 2013, so verify current contact details and check the taxing units and balance for the actual parcel.
For a rental, inspection, permit, or code question, use the current notice and exact address to confirm which office and rule apply. A citywide or neighborhood description does not establish a particular home's status or requirements.
Texas Comptroller: McLennan County property-tax directory · Waco code-violation questions
Where to find help
Confirm the parcel's city, county, and taxing units before relying on an office or public record. The local resource pages collect market, neighborhood, and seller- situation information for Waco.
For the state notice and sale steps, use the Texas State Law Library's guides and compare them with the actual notice and sale date for the property.
Testimonials are real, from our transactions, verified and approved by our attorneys. Any location shown with a review is that seller's location, not a claim that the sale happened in Waco.
Yes. USA Home Buyers buys houses as-is in Waco and McLennan County, 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. You receive written offer terms before you commit, and the sale closes 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. Lower price. No repairs, no commissions, no closing costs. EZ Sale — goes to one of our partners. 60 days or less. Higher price than the Cash Offer. Still no repairs, no commissions, no closing costs.
For a home used as your residence, the loan servicer must send written default notice by certified mail and allow at least 20 days to catch up before a sale can be noticed. At least 21 days before the sale, the sale notice must be posted at the courthouse, filed with the county clerk, and sent by certified mail to each borrower. The public auction is usually on the first Tuesday of the month between 10 a.m. and 4 p.m. If a trustee's sale is scheduled, tell us the date right away so we can try to close before it.
Texas has no state, county, or city real-estate transfer tax on a sale conveying full ownership of real property. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate.
The title company checks the deed and the authority documents and can identify which owners or representatives need to sign for this property. Bring estate, trust, or court papers; if signing authority is unclear or disputed, get advice from a Texas attorney before committing.
Waco city is in McLennan County, but the municipal place and the county are different geographic and government areas. Bellmead, Beverly Hills, Hewitt, Lacy-Lakeview, Robinson, and Woodway are separate nearby municipalities, not Waco neighborhoods. Confirm the parcel address and the office responsible for its records.
Call 888-274-5006 or send the address. Put the written terms beside repair, listing, payoff, occupancy, and timing costs before you decide.
We'll give you a written cash offer within 24 hours.
Share the address and compare a direct as-is sale with listing.