How we can work toward a closing
We review the house as it is. You do not need to fix anything before asking about a sale. We use our written agreement to ask for a sheriff’s-sale postponement; keep following the dates on your notices unless the court or sheriff confirms a change.
You receive a written offer and written terms before you commit. If you decide to proceed, a title company reviews the mortgage payoff and other title items for closing. The agreement does not change Wisconsin’s court deadlines.
Mortgage foreclosure or property-tax notice?
Wisconsin mortgage foreclosure goes through court. The sheriff’s auction and later court confirmation are part of that mortgage case. A property-tax sale or tax-foreclosure notice is a separate matter. Keep its deadline separate: a mortgage sheriff-sale date and redemption period do not set a property-tax deadline. Follow the tax notice and contact the county Treasurer for local payment routing.
Mortgage balances, liens, back taxes, and your share of current property taxes are separate amounts. You do not need to pay off back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront.
When you sell to us, we pay the closing costs. When you sell to us, we pay the Wisconsin real estate transfer fee. Those payments do not pay your mortgage, liens, back taxes, or share of current property taxes; have the actual amounts checked for the property.
If the payoff is the problem
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
Ask your lender for the current written payoff and the date through which it is valid. The title company can review that amount with liens, taxes, and the other items that must be addressed at closing.
What happens next
- Call or send us the Arcadia address and the dates shown on your court or tax notice.
- We review the house as-is and give you a written cash offer and written terms before you commit.
- If you choose to move forward, a title company reviews the mortgage payoff, liens, tax amounts, and title for closing.
- Keep following the actual court and tax notices while the closing is being worked out.
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
Trempealeau County court and tax contacts
Use the case number and dates on your own notice when checking a court matter. The County Circuit Court is the local court contact and case-routing point. For installment or delinquent property-tax payment routing, contact the County Treasurer. Neither office information here confirms a parcel balance or changes a deadline.
- Trempealeau County Circuit Court →
Trempealeau County Courthouse, 18600 Hobson Street, Whitehall, WI 54773-8614; 715-538-2311 ext. 239.
- Trempealeau County Treasurer →
Trempealeau County Courthouse, 18600 Hobson Street, Whitehall, WI 54773-8614; 715-538-2311 ext. 219.
Questions and contact
Call now, even if you are still gathering the court papers or payoff. Call 888-274-5006 or send the property details through the form.
Use the Arcadia home-sale proceeds calculator to compare estimates with your own numbers. It cannot tell you the payoff or deadline for a specific foreclosure case.
Arcadia Foreclosure Questions
Can I sell my Arcadia house before a sheriff's sale?
Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think. You may still have time if the sale can close and resolve the debt. Check the actual judgment, payoff, and sale date promptly.
What if the sheriff’s auction already happened?
Wisconsin redemption rights can continue after the auction until the court confirms the sale. Redeeming requires full payment of the foreclosure judgment, interest, costs, and applicable later taxes — not just overdue installments. Have the actual confirmation-hearing date checked promptly.
Is a property-tax notice the same as mortgage foreclosure?
No. A property-tax sale or tax-foreclosure notice is separate from a lender’s mortgage case, and it has its own dates. Do not use the mortgage sheriff-sale date or redemption period as a tax deadline. Follow the actual tax notice and contact the Trempealeau County Treasurer for local tax-payment routing.
What if the payoff is more than my Arcadia house is worth?
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before. Ask the lender for a current written payoff so it can be compared with the property and other amounts that must be resolved at closing.
What happens after I contact USA Home Buyers?
Tell us the Arcadia property address and the dates on your court or tax notice. We review the house as-is and give you a written offer and written terms before you commit. If you choose to proceed, a title company reviews payoff and title items for closing. Keep following the actual court and tax notices while the sale is being worked out.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
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