Belton, MO · Cass County · How it works
How Selling Your Belton House to Us Works
USA Home Buyers buys houses in Belton and Cass County, Missouri. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Tell us what is happening with the house and what you want to do next. You can call before every property question is settled.
Questions now? Call 888-274-5006.
Tell us about the houseFrom first conversation to settlement
The sale, step by step
Tell us what you know about the house
Share the address, condition, who lives there, and the timing you have in mind. If there is an estate, tenant, loan payoff, lien, tax bill, or notice, tell us what you know. You can start while details are still being sorted out.
Talk through the property and your choices
We ask about the house as it stands, including repairs, access, occupancy, and timing. Then we talk through a direct sale, listing, or another option that fits what you want to do.
Read the written offer and terms
We give written cash offers in 24 hours. You get a written offer and written terms before you commit, and we close through a title company. Read the price, responsibilities, possession, timing, costs, and property-specific terms before you decide whether to proceed. No agent commissions when you sell to us.
Work through title, signing, and payoffs
We work with the title company to review the deed, who needs to sign, mortgage payoff information, liens, taxes, and the documents needed for closing. We talk through occupancy, access, belongings, and timing with you as those details come together.
Review the settlement sheet and close
The settlement sheet shows how the sale money breaks down. 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. Close as fast as 7 days when title and closing details allow. You're going to get a fair price and not have to do anything. Just show up at settlement.
Cash Offer or EZ Sale: compare the written numbers
Compare the written numbers and terms, then choose the path that works for your house.
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 | Yes, partner visits |
| 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 | You get a written offer and written terms before you commit, and we close through a title company. | You get a written offer and written terms before you commit, and we close through a title company. |
| 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 Belton calculator →
Questions about the two options? Call 888-274-5006.
Cass County estate questions
Estate papers and who can sign
The probate-court-appointed personal representative handles the estate's house sale; an heir does not sign for the estate just because they inherited the house. In independent administration, the representative generally can sell estate real estate without a separate court order, within the will's limits and for the estate's benefit. In supervised administration, a sale generally follows a court order. A will may give the executor a power to sell. If you need an estate attorney, we can help you find one. We can talk through the papers you have and work with the title company on the sale.
Settlement figures
Missouri sale taxes and deed-recording fees
Missouri's Constitution bars the state, counties, and other local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010.
State law sets deed recording fees at $5 for the first page and $3 for each additional page, plus per-document fees. The title company or closing professional confirms the exact recording charges.
The settlement sheet lists the sale price, mortgage and lien payoffs, back taxes, and your share of current property taxes separately. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
When things get difficult
We keep working through the bumps
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.
What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Questions and next steps
More help with your Belton house
Find a guide for your situation, or call us while you are still sorting out the house details.
Belton sale-process questions
Can I call before every property detail is settled?
Yes. Start with the address and what you know about the house, who lives there, and your timing. You can call or use the form while you sort out other questions.
Who can sign when a Belton house belongs to an estate?
The probate-court-appointed personal representative handles the estate's house sale; an heir does not sign for the estate just because they inherited the house. In independent administration, the representative generally can sell estate real estate without a separate court order, within the will's limits and for the estate's benefit. In supervised administration, a sale generally follows a court order. A will may give the executor a power to sell.
What will I see on the settlement sheet?
The settlement sheet shows the sale price, payoff and tax items, costs, and the amount scheduled to be paid to you. 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.
Talk through your Belton house
Call 888-274-5006 or start with the property address, condition, occupancy, and timing in the form above. Questions before documents are ready are welcome.