Inherited
You stop paying for a house and get a fair price.
Sell Your House Fast in Billings, MT — Cash Offer in 24 Hours
We buy houses as-is in Billings and Yellowstone County, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You're going to get a fair price and not have to do anything. Just show up at settlement.
We give written cash offers in 24 hours. You get written terms before you commit, and closing is through a title company.
Call 888-274-5006 to talk through the property.
Hablamos Español
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address, condition, and what is making the sale difficult.
Hablamos Español
See what you could keep from a Billings sale
See what you'd actually walk away with. We started with Zillow's typical home value for Billings, $400,819 as of August 2026 (Source: Zillow Home Value Index), and the verified local transfer taxes or filing fees of a 0% transfer-tax rate (Montana has no state, county, or city tax on a real-property transfer; the realty transfer certificate is separate paperwork filed with the deed). Pick your home's condition, from light touch-ups to fire damage, and change any number.
Montana still requires a realty transfer certificate with deed recording. The calculator's separate estimated 0.2% RTC/recording reserve is an editable planning estimate, not a transfer-tax rate or an exact county fee.
Billings, MT illustrative estimate
Billings, MT illustrative home sale net proceeds estimate
The sale price is only the starting point. What matters is what you keep after your payoff, repairs, fees, and other costs come out. That's your net proceeds.
The home value starts with Zillow’s typical value for the area. Your house may be worth more or less. You can change the value and every cost below. Adjust anything you know, including your payoff, repair or credit risk, cleanout cost, agent commission, and how long you expect to carry the property.
Starting-value basis: Zillow typical home value for Billings, MT (As of August 2026): $400,819. Editable estimate, not an appraisal. Source: Zillow Home Value Index
See what you'd actually walk away with.
Your starting home-value estimate may come from a public source when one is available. You can edit that estimate and each cost input above; your property's actual value and closing costs may differ.
Choose the condition that best fits your home, then update the value, mortgage payoff, and cost inputs with what you know. The local-cost input is an editable cost reserve, not a verified local tax rate.
Three simple steps
1
Tell us about your house
Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
2
Get your offer
We give written cash offers in 24 hours.
3
Close
Written offer and written terms before you commit; title-company closing.
Choose the question closest to yours
Selling a Billings house in a difficult situation
Foreclosure
Our agreement of sale will often get a trustee'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.
Fire damage
You keep the insurance money and don't have to worry about the house anymore — we'll take care of it.
Confirm how the proceeds and any mortgage requirements apply to your claim with your insurer and mortgage servicer.
Liens and back taxes
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing.
Tenants
You're done — no turnover, no repairs, no more bad tenants.
Code violations
The fines don't stop while you think about it. They pile up, they add new ones, and every month takes another bite out of what the property is worth to you. We can buy it quickly, violations and all, so you stop the bleeding and keep your equity.
Divorce
You only have to agree on one thing — the price. After that we handle the rest, so there's nothing to argue about over repairs, contractors, showings, or who pays for what.
Cash Offer or EZ Sale: compare the written numbers
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 Billings calculator →
Questions about the two options? Call 888-274-5006.
Billings market snapshot
These city-level measures are context for comparing sale paths, not an offer or appraisal for a particular house.
Median sale price
$389,900
Redfin · Billings, MT · Three months ending August 2026
Median days on market
60 days
Redfin · Billings, MT · Three months ending August 2026
Homes sold
514 homes
Redfin · Billings, MT · Three months ending August 2026
Typical home value (Zillow ZHVI)
$400,819
Zillow · Billings, MT · As of August 2026
For-sale inventory
698 homes
Zillow · Billings, MT · As of August 2026
Billings selling costs: no real-estate transfer tax
Montana's Constitution bars the state and local governments from imposing a tax on the sale or transfer of real property, so there is no state, Yellowstone County, or Billings transfer tax. A realty transfer certificate still has to be filed with the county clerk and recorder when the deed is recorded. The Montana Department of Revenue uses it to update ownership records and gather sale information for property appraisals. Read the Montana Constitution provision and the Department of Revenue's certificate instructions.
For a calculator example, its editable 0.2% RTC/recording reserve would show $800 on a $400,000 value. That is a planning estimate, not a transfer tax or a quoted Yellowstone County fee; recording, title, and escrow charges can vary. When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes remain separate.
The certificate asks whether water rights go with the property. If the property has its own water right, Montana's records for that right must also be updated; a property served by a public water supply skips that separate step. Read Montana's water-right ownership update rule.
What Billings sellers should know
Billings has several kinds of neighborhoods
Billings includes older residential areas on the South Side, a denser Midtown, the predominantly residential Heights, and newer West End and Southwest Corridor neighborhoods. Visit Billings lists areas including Downtown, Heights, Midtown, South Billings, and West End. If you are comparing a sale, start with the home's condition, occupancy, access, and the work you want to avoid—not the neighborhood name alone.
Visit Billings neighborhood guide → Billings neighborhood overview →
Know which paperwork belongs with the deed
The realty transfer certificate is filed with the deed at recording. If a water right goes with the property, ask the closing professional how the separate state ownership record will be updated. For property-tax balances or recorded documents, use the county's own search tools and confirm the parcel details before relying on an estimate.
Yellowstone County property-tax search → Yellowstone County recorded-document search →
Testimonials are real, from our transactions, verified and approved by our attorneys.
What sellers say about USA Home Buyers
Who we are
Billings is a market we serve.
Our founder bought his first property in 2004 — more than 20 years of buying houses.
We've helped homeowners in just about every situation you can imagine — thousands of times. When you're working with someone, you want to know they've seen it before. We have.
Useful Billings and Yellowstone County offices
Yellowstone County Clerk & Recorder
Deed recording and the county filing where the realty transfer certificate is submitted with the deed.
Yellowstone County Treasurer
County property-tax information and parcel payment/search tools.
Montana Department of Revenue
Realty transfer certificate instructions and the state property-appraisal records it supports.
For documents already recorded, use the Yellowstone County Clerk & Recorder document search. For parcel tax information, use the Yellowstone County property-tax search.
Questions about selling a house in Billings
Can I sell my Billings house as-is?
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.
Does Montana charge a real-estate transfer tax?
No. Montana has no state, county, or city tax on a sale or transfer of real property. A realty transfer certificate still has to be filed with the county clerk and recorder when the deed is recorded.
What does the realty transfer certificate do?
The Montana Department of Revenue uses the certificate to update ownership records and gather sale information for property appraisals. It is filed with the deed recording; it is not a transfer tax.
What if the house has its own water right?
The realty transfer certificate asks whether water rights go with the property. If the property has its own water right, Montana requires the water-right ownership records to be updated too. A property served by a public water supply skips that separate step.
What happens to insurance proceeds if you buy my fire-damaged house?
You keep your insurance proceeds when we buy the house exactly as it stands. Confirm how the proceeds and any mortgage requirements apply to your claim with your insurer and mortgage servicer.
Can your agreement postpone a trustee’s sale?
Our agreement of sale will often get a trustee'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.
Who pays closing costs if I sell to you?
When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes remain separate.
Tell us about your Billings house
Share the address, condition, who is living there, and what you need to know. Call 888-274-5006 if you would rather talk first.
Hablamos Español
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what is making the sale difficult.
Hablamos Español
Nearby places and Billings resources
The Billings metro area includes Laurel, Lockwood, Huntley, Shepherd, and Worden. These are nearby places, not claims that USA Home Buyers has purchased a particular house there. See the Billings metropolitan-area overview.
Billings neighborhoodsBillings market reportBillings seller resourcesBillings seller articlesBillings seller guideAs-is sale options in Billings
Another Montana market we serve: Great Falls, MT.