Billings, MT · Yellowstone County · Seller questions
Questions About Selling a House in Billings, MT
We buy houses as-is in Billings and Yellowstone County. These answers cover what you keep, repairs, written offers, Montana closing costs, paperwork, and foreclosure.
Call 888-274-5006 with a question or use the form. You can start with the address and what you know.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address, your question, and what you know about the property.
Start with what you keep
Compare net proceeds, not just the sale price
What you keep depends on the written price and the costs attached to your sale. Put a possible listing beside a written Cash Offer and compare the numbers for your house.
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 seller questions, answered
Can I sell a Billings house as-is?
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Tell us what work is needed; you do not need to fix or clean the house before asking about an offer.
Can I see the offer and terms before I decide?
Yes. We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing.
How do Cash Offer and EZ Sale compare?
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.
How can I compare what I would keep from a sale?
Compare the written price with the costs attached to each path; the sale price alone is not what you keep. The Billings calculator lets you compare possible listing and cash-sale proceeds using your assumptions.
Does Montana charge a tax when a house is sold?
No. Montana has no state, county, or city tax on the sale or transfer of real property. A Realty Transfer Certificate must be filed with the Yellowstone County Clerk and Recorder when the deed is recorded. The Montana Department of Revenue uses it to update ownership records and collect sale information for property appraisals; it also asks whether water rights transfer. If the property has its own water right, the state water-right ownership record must be updated too; a property served by a public water supply skips that water-right update. When you sell to us, we pay the closing costs. That does not pay your mortgage, liens, back taxes, or share of current property taxes.
Can I sell a Montana house if foreclosure is underway?
Often, yes, if the sale closes before the foreclosure sale. Many home loans on 40 acres or less use a trust indenture, which lets a lender hold a trustee's sale without going to court. The notice of sale must be recorded and mailed at least 120 days ahead, published for three weeks, and posted on the property at least 20 days before the sale. Before the sale, you can generally cure a payment default by paying the amount in default plus allowed costs and fees; principal due only because of acceleration is excluded, but principal already due at maturity must still be paid. A trustee sells at public auction, and there is no redemption after a trustee's sale. Outside a bankruptcy or court stay, the trustee can postpone by announcement for up to 15 days. A court foreclosure is different: the owner generally gets up to one year after the sale to redeem. 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. The agreement does not change the legal deadlines.
- Billings foreclosure questions →
- Montana law on trust indentures and court foreclosure →
- Montana law on curing a default before sale →
- Montana law on the notice-to-sale period →
- Montana law on notice, auction, and postponement →
- Montana law on trustee-sale redemption →
- Montana law distinguishing mortgage and trust-indentures sales →
- Montana law on redemption after a court foreclosure sale →
Can I ask about selling before every paper is ready?
Yes. Call before you have every document sorted. Start with the property address, what you know about its condition and occupancy, and the question or timing on your mind. If there is a deed, notice, lease, or estate paper connected to the question, share what you have; you do not need to wait until everything is gathered to call.
Can I ask about a house with tenants still living there?
Yes. You can start a conversation about a tenant-occupied Billings house before it is vacant. Share what you know about occupancy, access, and the lease so the sale path can be discussed with those facts in view.
Start with a question
You can call before you have everything figured out
Tell us the Billings or Yellowstone County property address, what is happening, and what you are trying to sort out. You do not need every paper in hand before you call. Call 888-274-5006 with the question you have.
Local help
Yellowstone County office for deed-recording questions
The Realty Transfer Certificate is filed with the deed at the Yellowstone County Clerk and Recorder. For the county office's recording information, use its Clerk & Recorder page. The Montana Department of Revenue explains the certificate and how it is used.
More Billings selling questions and details
Open the local page that matches the question in front of you, or read seller reviews and the longer guide before comparing your options.
What sellers say about USA Home Buyers
Still have a question about selling in Billings?
Call 888-274-5006 or use the form. Tell us what is going on and what you know so far.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and the question you want to talk through.