Manhattan, KS · Seller FAQ
We buy houses as-is in Manhattan and Riley County. These answers cover what you may keep, Kansas closing costs, repairs, timing, paperwork, and situations like tenants, inherited property, or foreclosure.
Have a question? Call 888-274-5006 or send the property address in the form. You do not need every detail figured out before you reach us.
We'll give you a written cash offer within 24 hours.
Share the address, what you know about the house, and the question you want answered.
Money and choices
A listing price and a written cash price are not the same as what you take home. Compare likely repair and listing costs, carrying expenses, mortgage payoff, liens, taxes, and the time involved. Use your own numbers in the Manhattan home-sale net proceeds calculator. It compares possible net proceeds; it does not set your property’s value or offer.
We have two ways to buy. The Cash Offer is built for speed, condition, and difficult situations. EZ Sale is often a better fit when the house does not need major repairs and you want a higher number. Compare the written numbers and choose what works for you. See the Cash Offer and EZ Sale comparison below.
For a broader cash-sale and listing comparison, see the Cash Offer vs. listing guide.
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 Manhattan calculator →
Questions about the two options? Call 888-274-5006.
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can start with the condition and access as they are; you do not need to prepare the house before asking about an offer.
More detail: Manhattan code violations and serious repairs · Manhattan seller guide
Start with the estimated amount left after selling expenses and property obligations, not just the headline sale price. Compare written prices after likely repairs, commissions, cleanout, carrying costs, mortgage payoff, liens, back taxes, your share of current property taxes, and other charges that apply. Change the assumptions in the calculator to compare a listing with a cash sale; it is an estimate, not a property-specific offer.
More detail: Cash Offer vs. listing comparison
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.
More detail: See the Cash Offer and EZ Sale comparison · Compare a cash offer with listing
We give written cash offers in 24 hours.
More detail: How the Manhattan selling process works · Manhattan seller guide
Kansas does not charge a real-estate transfer tax or deed tax. The state mortgage-registration tax ended on January 1, 2019. State recording fees are $21 for the first page of a deed or mortgage and $17 for each additional page; the total depends on how many pages are recorded, and the title company or closing professional confirms the exact charge. 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; those are separate items.
Kansas sources: Kansas mortgage-registration tax statute (repealed) · Kansas recording-fee statute, K.S.A. 28-115 · Kansas Legislative Research Department fee overview
More detail: Riley County Register of Deeds
You can call before you have everything figured out. Start with the property address, what you know about its condition and occupancy, and your timing. A lease, estate paper, payoff statement, lien notice, or court paper may help answer a specific question, but you do not need to collect every document first. Written offer and written terms before you commit; title-company closing.
More detail: Manhattan seller resources · Inherited property questions
Yes, we can review a tenant-occupied house. Tell us what you know about the lease, access, rent and deposit records, notices, and the possession plan. The lease and the actual occupancy facts still matter to the sale and closing.
More detail: Tenant-occupied Manhattan property
Yes. You can start the conversation before every document is gathered. The person signing and that person’s authority need to be clear before closing, so share what you know about the estate and the title company or your attorney can identify what still needs review.
More detail: Inherited property in Manhattan · Manhattan probate property
A sale may still be possible if the payoff or redemption amount can be paid in time. Our agreement of sale will often get a sheriff'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. Kansas mortgage foreclosures go through district court. After the lender wins a judgment, the house is sold at a sheriff's sale, usually at the county courthouse, after notice is published once a week for three weeks; the court then confirms the sale. The owner can generally redeem after the sale within 12 months, or three months if default occurred before one-third of the original senior debt was paid. The court gives 12 months if all outstanding mortgages and liens total less than one-third of the property's market value, and may add three months if the owner involuntarily loses their main income after the sale and before the three-month period ends. Abandonment can shorten or end redemption, and the owner can generally stay in the home meanwhile. Have a title company or attorney confirm the current deadline and amount needed.
Kansas sources: K.S.A. 60-2410 — redemption after foreclosure sale · K.S.A. 60-2414 — foreclosure sale notice · K.S.A. 60-2415 — redemption period · Kansas Legal Services foreclosure overview
More detail: Manhattan foreclosure questions
Manhattan includes addresses in Riley and Pottawatomie counties, so check the parcel’s county before using county records. For a Riley County property, the Register of Deeds handles recorded deeds and mortgages; use the office for the parcel’s county when it is elsewhere.
More detail: Riley County Register of Deeds · Manhattan local resources
Call 888-274-5006 before you have every detail figured out. The property address, the condition you know about, who is living there, and your timing are enough to start talking through what to check next.
Manhattan includes addresses in Riley and Pottawatomie counties, so check the parcel’s county before using county records. For a Riley County property, the Riley County Register of Deeds handles recorded deeds and mortgages. For a property in another county, use that county’s office.
Open the situation page that fits, or use the guide and market report to compare next steps with the facts for your property.
Call 888-274-5006 or use the form. Tell us what is happening with the house; you can start before you have everything figured out.
We'll give you a written cash offer within 24 hours.
Tell us what you know and what question you want to start with.