What we buy
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We can talk through the house and what the notice says with you. You do not have to start repairs, clean, or clear out the house to sell to us.
What can affect closing
Kentucky law lets cities and counties enforce local codes and assess civil fines. After proper notice, a local government may clear a nuisance property, secure it against entry, or demolish part or all of a structure under KRS 65.8840.
Fines, fees, and abatement costs become a property lien when recorded with the county clerk. Under KRS 65.8835, that lien may last ten years, the owner remains personally responsible for the amount, and it ranks ahead of most other liens except state, county, school-board, and city taxes. Cities may also add unpaid code liens to a property-tax bill and collect them like unpaid taxes under KRS 65.8834.
If a notice gives you a deadline or a case is open, we can talk through it with you along with the house.
When you sell to us, we're the buyer, so the repairs become our job.
What happens next
- Tell us the Madisonville property address and what the notice or order says so we can talk through the house with you.
- We talk through the house, its condition, and the notice with you.
- We'll give you a written cash offer within 24 hours. You get a written offer and written terms before you commit, and we close through a title company. Close as fast as 7 days when title and closing details allow.
Local help with a Madisonville code notice
The City of Madisonville's Zoning and Engineering information covers development and construction standards inside City limits. Hopkins County has a separate Code Enforcement contact for county nuisance reports. Not sure which office covers the house? Call us — we'll sort it out with you.
City of Madisonville Zoning and Engineering
Find information about the City's development and construction standards inside Madisonville city limits.
Hopkins County Sheriff's Office / Code Enforcement
The County lists this office for nuisance and code-enforcement contact: 261 Responders Lane, Madisonville, KY 42431; 270-326-6163.
Hopkins County Code Enforcement information → · Report a county nuisance →
Costs and questions
When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax. No agent commissions when you sell to us. No fees. Your mortgage balance, liens, back taxes, and share of current property taxes are separate. Compare your own assumptions with the Madisonville home-sale net proceeds calculator.
What our sellers say
“The house in Allentown was sitting empty for 2 years after my dad passed. getting code violations from the city. sold it to them for cash, no cleanup needed.”
“The house had some foundation issues and hadn't been updated since the 80s. I got quotes from contractors and the repair costs were going to eat everything I'd make listing it. USA Home Buyers bought it as-is. I'm glad I called.”
Madisonville code-violation questions
Can I sell a Madisonville house with code violations?
Yes. USA Home Buyers buys houses with code violations as-is in Madisonville and Hopkins County, Kentucky. You can ask us about selling before the repairs are finished.
Do I have to repair the house before selling to you?
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.
What happens after I share the address and notice?
We talk through the house and notice with you. We will give you a written cash offer within 24 hours. You get a written offer and written terms before you commit, and we close through a title company.
What closing costs do you pay?
When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax. No agent commissions when you sell to us. No fees. Your mortgage balance, liens, back taxes, and share of current property taxes are separate.
Talk through the notice and the house
Call USA Home Buyers at 888-274-5006 or use the form to share the address and notice.
We give written cash offers in 24 hours.
Share the address and what the notice says. We can discuss the house as it stands.