What we buy
We buy houses as-is in Gaylord and Otsego County, including properties with code notices, open violations, or repairs to address. You do not have to repair, clean, or clear out the house for us to buy it.
When you sell to us, we're the buyer, so the repairs become our job. That changes who takes on the repairs after closing; it does not cancel an existing order, case, deadline, or obligation before closing.
What can affect closing
A sale may be possible, but the terms of the notice, any related case, its deadlines, and applicable local requirements matter. An as-is agreement does not erase an order or a duty that applies before closing.
For a building covered by Michigan's dangerous-building law, a municipality can order it demolished, made safe, or maintained. If the owner does not comply, the municipality can pursue the work and reimbursement; unpaid costs can become a property lien only after the required notice and recording steps. This process applies to dangerous-building proceedings, not automatically to every code notice. See Michigan's dangerous-building law, MCL 125.540–125.541 and the cost and lien provisions in MCL 125.541.
When you sell to us, we're the buyer, so the repairs become our job.
What happens next
1. Talk through the house and notice
Tell us the address, the condition, and what you know about any notice, order, case, or deadline.
2. Review the written offer
We'll give you a written cash offer within 24 hours.
You receive the offer and written terms before you commit.
3. Decide whether to proceed
If you choose to proceed, a title company handles the closing. Your existing notice or order still has to be addressed as applicable.
Local code and ordinance questions
For a property inside the City of Gaylord, Planning & Zoning routes City land-use, zoning, and City-ordinance questions. The City lists 305 E. Main St., Gaylord, MI 49735, and phone 989-732-4060. Check the parcel's actual local unit: a Gaylord mailing address alone does not establish that it is inside the City. For a property outside City limits, use the office named on its notice or identify the local unit first.
City of Gaylord Planning & Zoning →
The City's Assessing page describes its assessor route and parcel-map records. Otsego County lists separate township assessor contacts for properties outside the City; these are assessor routes, not a determination of the code office for a particular address.
Costs and comparing your options
When you sell to us, we pay the closing costs, including Michigan state and county real estate transfer taxes. Mortgage balances, liens, back taxes, and your share of current property taxes are separate.
Use your own assumptions to compare possible proceeds from a listing with an as-is sale for this property.
Seller reviews
What sellers say about USA Home Buyers
Questions about code violations
Can I sell my Gaylord house with open code violations?
A sale may be possible, but the notice, any order or case, deadlines, and applicable local requirements matter. USA Home Buyers buys houses as-is in the City of Gaylord and Otsego County, Michigan. An as-is sale does not erase an existing order or obligation.
Do I have to repair or clean the house before selling to you?
No. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. When you sell to us, we're the buyer, so the repairs become our job. An existing order or duty before closing is not automatically canceled.
Can unpaid work costs become a lien on the property?
For a building covered by Michigan’s dangerous-building law, unpaid municipal work costs can become a property lien only after the required notice and recording steps. Not every code notice is a dangerous-building proceeding, so check the specific notice and case.
Which Gaylord office should I ask about a code notice?
For a City of Gaylord property, Planning & Zoning routes City land-use, zoning, and City-ordinance questions. A Gaylord mailing address alone does not establish that a parcel is inside the City. Check the parcel’s actual local unit and the office named on the notice; township contacts are separate for properties outside the City.
What happens after I ask about an offer?
We talk through the property, its condition, and the notice or order you received. We give you a written cash offer within 24 hours, and you receive written offer terms before you commit. If you choose to proceed, closing is through a title company.
Talk through your house and notice
Call 888-274-5006 or use the form to share the address and what you know about the property.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the property and notice.