Inherited
You stop paying for a house and get a fair price.
Sell Your House Fast in Great Falls, MT — Cash Offer in 24 Hours
We buy houses as-is in Great Falls and Cascade 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.
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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.
Seller reviews
Read homeowner reviews
See what sellers say about working with us
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Estimate what you could keep from a Great Falls sale
See what you'd actually walk away with. We started with Zillow's typical home value for Great Falls, MT, $340,160 as of August 2026 (Source: Zillow Home Value Index), and the verified local transfer-tax rate of 0%. The calculator separately starts with an editable 0.2% reserve labeled “Estimated MT RTC/recording reserve” for RTC/recording costs; that is not a transfer-tax rate or an exact county-fee calculation. Pick your home's condition, from light touch-ups to fire damage, and change any number.
Great Falls, MT illustrative estimate
Great Falls, 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 Great Falls, MT (As of August 2026): $340,160. 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 Great Falls 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 Great Falls calculator →
Questions about the two options? Call 888-274-5006.
Great Falls market snapshot
These city-level measures give you context for comparing sale paths. A home's condition, size, access, occupancy, title, and timing still matter.
Median sale price
$349,900
Redfin · Great Falls, MT · Three months ending August 2026
Median days on market
53 days
Redfin · Great Falls, MT · Three months ending August 2026
Homes sold
263 homes
Redfin · Great Falls, MT · Three months ending August 2026
Typical home value (Zillow ZHVI)
$340,160
Zillow · Great Falls, MT · As of August 2026
For-sale inventory
334 homes
Zillow · Great Falls, MT · As of August 2026
A median sale price and Zillow's typical home value are different measures; neither is an offer or appraisal for a particular house.
Great Falls selling costs: Montana has no transfer tax
Montana has no state, county, or city tax on the sale or transfer of real property. For a simple example, a $300,000 sale has $0 in Montana real-property transfer tax. A realty transfer certificate still has to be filed with the Cascade County Clerk and Recorder when the deed is recorded; deed recording, title, and other closing charges are separate, and the exact amount depends on the transaction.
If the property has its own water right, the state's water-right ownership records also need an update when it transfers. A property served by a public water supply skips that separate step. Check the property's records and closing figures with the Clerk and Recorder or title company.
When you sell to us, we pay the closing costs. That does not pay your mortgage, liens, back taxes, or your share of current property taxes.
Montana Constitution, Article VIII, Section 17 → Montana Department of Revenue: Realty Transfer Certificates → Montana water-right ownership update law →
What Great Falls sellers should know
A historic district is not a citywide housing description
The City places the Lower North Side Residential Historic District north of the central business district in the Original Townsite and identifies 257 contributing buildings. Its documented examples include Queen Anne, Colonial Revival, Tudor, Second Empire, Arts and Crafts, and Prairie architecture. That is district-level context, not a description of every Great Falls house. If you are budgeting exterior work, use the City's district information and ask about the exact address before estimating the work.
City of Great Falls Lower North Side walking-tour information → City planning information →
A message from our team
A short overview for Great Falls homeowners considering a direct as-is cash sale.
What sellers say about USA Home Buyers
About USA Home Buyers
Experience and reach
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.
We buy nationwide and focus on the country's most promising markets — not tied to one region, so we don't get stuck when a local market turns.
Your offer and closing
We give written cash offers in 24 hours.
Written offer and written terms before you commit; title-company closing.
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.
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.
Cash Offer and EZ Sale
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.
Read our Google reviews
Great Falls is a market we serve.
Useful Cascade County and Montana offices
Cascade County Clerk and Recorder
Deed recording and the county filing point for Montana’s realty transfer certificate, which is filed when the deed is recorded.
Montana Department of Revenue
Realty transfer certificate information used to update ownership records and collect sale information for property-appraisal work.
Questions about selling a house in Great Falls
Can I sell a Great Falls house as-is?
Yes. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can compare our written terms with the work and timing of another sale path before you decide.
Does Montana charge a transfer tax when I sell a house?
No. Montana has no state, county, or city tax on the sale or transfer of real property. A realty transfer certificate is filed with the county clerk and recorder when the deed is recorded; deed recording and other closing charges are separate.
What if the property has its own water right?
If the property has its own water right, the state’s water-right ownership records must also be updated when it transfers. Property served by a public water supply skips that separate water-right update. The Montana Department of Natural Resources and Conservation can explain the process for a specific water right.
Can an agreement of sale 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.
What happens to insurance proceeds if I sell a 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.
Tell us about your Great Falls 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 Cascade County places and Montana markets
Nearby places include Black Eagle, Sun Prairie, Belt, and Cascade, all in Cascade County. For another Montana market, see our Helena market page.
Great Falls market reportGreat Falls neighborhoodsGreat Falls seller resourcesGreat Falls seller FAQGreat Falls seller guideGreat Falls seller articlesHow the Great Falls process worksGreat Falls reviews and trust informationAbout USA Home Buyers in Great Falls