Town of St. Johnsbury · Caledonia County · Vermont
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing.
Yes. USA Home Buyers buys houses as-is in the Town of St. Johnsbury and Caledonia County, Vermont, including houses with back taxes or liens. You can call before you have every notice or payoff document. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Call 888-274-5006 or use the form to ask for a cash offer.
Start with the property address and what you know about the bill, notice, creditor, or payoff. You do not have to gather every record before calling.
Tell us the address and what you know about the notice, payoff, creditor, or tax account.
When you sell to us, we pay the closing costs. Your liens are paid off from the sale at closing.
The lender, creditor, or tax collector confirms the current amount and payment or release instructions. The title company checks the ownership and recorded claims for the sale and works through the settlement figures. Closing costs are separate from your mortgage, liens, back taxes, and share of current property taxes.
Start with the property address. If you have them, bring the latest property-tax bill or notice, a mortgage or payoff statement, a recorded lien or deed, the creditor or case number, parcel information, and any tax-sale or court notice. The office or creditor named on a notice confirms its current balance and instructions; the title company checks which recorded claims and releases affect the sale. Call before you have every paper.
An assessment is not a current tax payoff, and a court case notice is not a creditor's payoff statement. Use the Town and court contacts below for the record or notice you have.
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
Tell us the St. Johnsbury address and what you know about the house, tax bill, lien, or notice. Start with what you have; you do not need to solve the payoff before calling.
We discuss the house as it stands and give you the offer and proposed terms in writing before you decide.
If you choose to proceed, the title company checks ownership and recorded claims. The lender, creditor, or town tax collector confirms its current payoff and release instructions for the transaction.
Review the sale price, confirmed payoffs, taxes, and other settlement figures with the closing professionals. You close through the title company under the written terms you accepted.
A town property-tax balance, a recorded lien, an assessment, and a lender's mortgage payoff are different items. Use the office or creditor that holds the record, and follow the current notice or court order for the property.
Start here for the Town's land-record access route and questions about Town tax bills or payments. If you have a delinquent-tax or tax-sale notice, use the tax collector and contact instructions named on that notice for the current amount, status, and dates.
Use the Assessor for assessed values, property records, and tax maps. An assessed value is not the amount currently due on a tax bill, a lien balance, or a lender's payoff.
A Vermont town tax sale concerns unpaid property taxes; it is not a lender's mortgage foreclosure. Before a municipality begins a tax-sale proceeding, state law requires it to attempt to consult with the taxpayer and offer a written reasonable repayment plan. A proceeding may follow if the plan is refused, there is no response within 30 days, or a payment under the plan is missed. Vermont law also provides for real estate to be sold to pay the taxes, costs, and fees if they remain unpaid on the sale day. The current tax notice controls the balance, instructions, and dates for a particular property. Read 32 V.S.A. § 5252, tax-sale notice and repayment plan and § 5254, sale of real estate.
Mortgage foreclosure follows a separate court process. Vermont law provides for strict foreclosure, which can end ownership when the court-set redemption period expires without an auction, or a judicial sale. The court order tells you which path and deadline applies; a tax-sale notice does not change a mortgage-foreclosure order. Read 12 V.S.A. § 4941, strict foreclosure and redemption and § 4945, judicial-sale foreclosure.
The general property transfer tax is 1.25%, plus a 0.22% Clean Water Surcharge, for a total of 1.47%. A house fit for year-round living that is neither the buyer's principal residence nor a qualifying long-term rental has a higher total rate of 3.62%. Principal residences and exempt transfers have different treatment; the closing attorney applies the right category.
When you sell to us, we pay the closing costs, including Vermont's property transfer tax and Clean Water Surcharge. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Vermont Department of Taxes: property transfer tax rates and categories →
Use the St. Johnsbury home-sale net proceeds calculator with your own estimated value, mortgage payoff, lien or tax amount, repairs, cleanout, carrying costs, and closing costs. Just an estimate — the actual number could be more or less depending on the home's condition.
Yes. When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing. We buy houses with back taxes and liens, and you can call before you have every notice or payoff document.
The lender, creditor, or town tax collector confirms its current balance and payoff instructions. The title company checks ownership and recorded claims for the sale. A tax bill, an assessed value, and a lien or mortgage payoff are different records.
No. A Vermont town tax sale concerns unpaid property taxes and follows its own notice and sale process. Mortgage foreclosure is a separate court process; the court order tells you which foreclosure path and deadline applies. Follow the current notice or court order for your property.
The general property transfer tax is 1.25%, plus a 0.22% Clean Water Surcharge, for a total of 1.47%. A house fit for year-round living that is neither the buyer's principal residence nor a qualifying long-term rental has a higher total rate of 3.62%. Principal residences and exempt transfers have different treatment. The closing attorney applies the right category.
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
We talk through the property and the information you have, then put the proposed offer and terms in writing before you decide. If you choose to proceed, the title company checks ownership and recorded claims while the relevant lender, creditor, or tax office confirms current payoff information for closing.
Call 888-274-5006 or use the form above. Start with the St. Johnsbury address and whatever notice or payoff information you have.