Yakima, Washington · Yakima County
USA Home Buyers buys houses as-is in Yakima and Yakima County. You do not need to repair, clean, or clear out the house to sell to us. Compare a direct Cash Offer or EZ Sale with listing, using the written terms, the work involved, timing, and what you would keep.
You see the written offer and terms before you commit; closing is through a title company. We answer 24/7 at 888-274-5006.
We'll give you a written cash offer within 24 hours.
Share the property address and what you know about the house.
Selling choices
Start with the house as it sits. You can compare written price and terms before paying for repairs, cleaning, or a cleanout. Put the payoff, taxes, recorded claims, occupancy, and title questions beside the number so you can compare what you would actually keep.
A listing can suit a house ready for the market and a seller who can manage preparation and showings. Compare repair bids, cleanout, photography, showings, inspection requests, agent fees under the listing agreement, concessions, carrying costs, and the time to settlement. A larger asking price is not the same as the amount left after those costs.
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 the written numbers with your property costs and obligations. The Yakima home-sale net-proceeds calculator lets you edit the assumptions; it is a planning estimate, not a settlement statement.
Process and market numbers
Zillow's current typical home-value measure is $358,493 (As of September 2026; Zillow typical home value for Yakima, WA). It describes the broader market, not the value or net proceeds for your address.
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Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
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We give written cash offers in 24 hours.
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You get a written offer and written terms before you commit, and we close through a title company.
Yakima property details
Yakima city and Yakima County are different jurisdictions. A Yakima mailing address does not prove that a parcel is inside the City of Yakima, so check the City's map before relying on city permit, code, or historic-preservation information.
The City Planning Division lists a city-limits map. Use it to confirm which local office handles a specific address; Yakima County also lists Selah, Union Gap, Moxee, and Naches as separate municipalities, not Yakima neighborhoods.
The plan describes older neighborhoods on the east side, between the Yakima River and about 16th Avenue, and describes newer housing growth west of Downtown. That is planning context, not a conclusion about the age, condition, or value of a particular house.
Yakima Code Compliance lists complaints such as overgrown lots, garbage, unsecured vacant buildings, junk vehicles, and graffiti. If you have a notice, check the issuing authority, the actual order, and its deadline. A sale does not by itself clear a notice, fine, lien, or permit obligation.
Yakima code-violation sale options →
The City publishes a local register and a Naches Avenue Historic Overlay resource. A district or street label does not establish that a particular address is designated or that proposed work needs review; confirm the exact address and project with the City.
City permits and inspections can help you check a project's records. Do not assume a permit, inspection, or open notice has the same answer for every address.
Authority, deadlines, and closing costs
If you are the personal representative—the person appointed to handle the estate—and your appointment gives you nonintervention powers, Washington law may let you sell or transfer estate real property without a court order. Without those powers, the general rule is that a court order is needed unless another law provides an exception. The title company or a Washington attorney should review the appointment, will, title, and court file before you rely on a closing plan.
Washington nonintervention powers, RCW 11.68.090 · Court orders for estate property, RCW 11.56.010 · Yakima County Wills, Probate & Guardianship
Send us the notice and exact sale date immediately. Washington's deed-of-trust statute uses a nonjudicial trustee's sale; for a sale under that statute, the trustee generally must record and send the notice at least 90 days before sale, or 120 days when the specified pre-foreclosure letter is required. A court-ordered foreclosure follows its own docket and orders. Confirm any postponement in writing.
Washington deed-of-trust sale notices, RCW 61.24.040 · Washington Department of Financial Institutions foreclosure information
The 90/120-day rule is for the statutory deed-of-trust process; the case papers and trustee's written status control. See Yakima foreclosure options →
Washington calls its transfer charge real estate excise tax (REET). The Department of Revenue says the seller generally pays it; if the seller does not, the buyer is responsible, and unpaid tax can become a lien. The state portion is graduated by taxable selling price and classification, and local REET is added. The settlement agent confirms the current rate, any exemption, and the amount for the transaction.
When you sell to us, we pay the closing costs, including Washington real estate excise tax. Mortgage balances, liens, back taxes, and your share of current property taxes remain separate.
A sale may be arranged with tenants in place, but the sale does not automatically end the tenancy or create vacant possession. For residential tenancies covered by Washington's Residential Landlord-Tenant Act, a single-family-home sale can be a termination ground only with at least 90 days' advance written notice and a genuine effort to sell after the tenant vacates, subject to the statute's conditions and exceptions. Bring the lease, notices, deposits, access limits, and possession plan into the comparison; the actual tenancy and court papers matter.
Washington residential tenancy termination rules, RCW 59.18.650 · Yakima tenant-occupied sale options →
We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
Where to find help
The County Clerk provides Wills, Probate & Guardianship and deceased-person routes. Use the court file and estate appointment to identify the person who can act for the property.
The Treasurer handles tax collection and publishes real-property tax-foreclosure auction information. Check the current parcel record and notice; this guide does not determine a balance, sale status, or deadline.
The Assessor handles property assessment information. The Auditor's Recording Division routes recorded documents; use the deed and current recorded records when checking ownership or recorded claims.
Yes. USA Home Buyers buys houses as-is in Yakima and Yakima 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 get written terms before you commit, and the sale closes through a title company.
A Cash Offer is a direct purchase by USA Home Buyers, 30 days or less, at a lower price. EZ Sale goes to one of our partners, 60 days or less, at a higher price than the Cash Offer; partner visits are part of EZ Sale. Both options require no repairs, commissions, or closing costs. A listing has market-dependent timing, preparation and showing work, and costs set by the listing agreement and settlement. Compare what you would keep after the costs and obligations for your house.
It depends on the recorded owners and the estate appointment, will, and court file. A Washington personal representative with valid nonintervention powers may be able to sell estate real property without a court order. Without those powers, the general rule requires a court order unless another law provides an exception. Have the title company or a Washington attorney review the actual papers before setting a closing plan.
Send us the notice and exact sale date immediately. For a Washington deed-of-trust trustee's sale, the trustee generally must record and send the notice at least 90 days before sale, or 120 days when the specified pre-foreclosure letter is required. A court-ordered foreclosure follows its own docket and orders. Confirm any postponement in writing.
Washington's real estate excise tax (REET) generally is paid by the seller; if the seller does not pay, the buyer is responsible, and unpaid tax can become a lien. The state portion is graduated and local REET is added, so the settlement agent confirms the current amount and any exemption. When you sell to us, we pay the closing costs, including Washington real estate excise tax. Mortgage balances, liens, back taxes, and your share of current property taxes remain separate.
No. Use the City of Yakima Planning Division city-limits map to check the address. Yakima County lists Selah, Union Gap, Moxee, and Naches as separate municipalities, not Yakima neighborhoods.
“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.”
Questions and contact
USA Home Buyers buys houses in Yakima and Yakima County. Our founder bought his first property in 2004 — more than 20 years of buying houses. Our headquarters is in King of Prussia, PA.
We answer 24/7 at 888-274-5006. Office hours are separate from phone coverage: Monday–Friday, 9 a.m.–8 p.m. Eastern time; Saturday, 10 a.m.–5 p.m. Eastern time; Sunday closed.
Foreclosure and deadline questions · Yakima property liens and taxes
We'll give you a written cash offer within 24 hours.
Share the property address and what you know about the house.