Benton, KY · Marshall County · How the sale works
How Selling Your Benton House to Us Works
USA Home Buyers buys houses as-is in Benton and Marshall County, Kentucky. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Start with the address and what you know; you do not need every property question settled before the first conversation.
Prefer to talk first? Call 888-274-5006.
Tell us about the houseWe'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address, condition, occupancy, and timing. Begin with what you know.
From the first conversation to settlement
The sale, step by step
1. Tell us about the house
We start with the Benton address, condition, who lives there, access, and the timing you have in mind. Tell us if an estate, mortgage payoff, lien, tax balance, tenant, or court deadline is part of the situation. You can begin with what you know while other details are still being checked.
2. Talk through the property and offer
We ask practical questions about repairs, occupancy, access, ownership, and timing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. 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 conditions before you decide whether to proceed.
3. Work through title and payoffs
The title company checks ownership, who can sign, mortgage payoffs, liens, tax items, and the documents needed for closing. A payoff is the amount needed to satisfy a mortgage or other obligation. Share the notices and statements you have so the title company can identify what is needed for this sale.
4. Review the settlement sheet and close
The settlement sheet shows the sale price, payoffs, liens, taxes, costs, and amount scheduled for disbursement. 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. If you sell to us, You're going to get a fair price and not have to do anything. Just show up at settlement.
Two ways to sell to us
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 | 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 might keep after costs with the Benton home-sale net-proceeds calculator →
Benton and Marshall County details
Check the parcel before choosing a local office
The City of Benton publishes a city-limits map. Marshall County's Building Office describes construction-permit and inspection coverage in Benton, Calvert City, Hardin, and the county. City and county routing are not interchangeable; use the property address to confirm which office handles a permit or inspection question. The building-office information concerns permits and inspections, not a general sale-time inspection rule.
Before signing
Review the settlement sheet and Kentucky transfer tax
Read the settlement sheet with the title company. It shows how the sale money breaks down, including payoffs, liens, taxes, costs, and the amount scheduled for you. We try to review the sheet the day before closing; the title company confirms the final numbers.
Kentucky's real estate transfer tax is 50 cents for each $500 of value or fraction of $500. State law assigns it to the grantor, usually the seller, and the county clerk collects it before the deed can be recorded. Some transfers are exempt, including certain foreclosure, spouse-to-spouse, and government transfers; the title company can confirm whether an exemption applies. Recording fees are separate. Read Kentucky Revised Statute 142.050 ↗.
When you sell to us, we pay the closing costs.
Your mortgage, liens, back taxes, and share of current property taxes are separate settlement items; Those amounts are separate from the closing costs we pay.
When the process gets 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.
Questions and contact
Find the next answer for your situation
Choose the page that fits your question, or call and talk through what is still unknown.
Benton process questions
Can I start the conversation before every house question is settled?
Yes. Start with the Benton address and what you know about condition, occupancy, access, and timing. You can tell us what is still unknown while payoff, lien, estate, or tax questions are being checked.
What happens if there is a mortgage payoff or lien?
The title company reviews the payoff and recorded matters that affect the sale, then confirms the settlement figures. Your mortgage, liens, back taxes, or your share of current property taxes are separate from the closing costs we pay.
Who pays Kentucky real estate transfer tax when I sell to you?
Kentucky law generally assigns the transfer tax to the grantor, usually the seller. When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax. Some transfers may be exempt; the title company can confirm whether an exemption applies.
What are the Cash Offer and EZ Sale choices?
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.
What should I read before deciding whether to sell?
Read the written price, responsibilities, possession, timing, costs, and property-specific conditions. Ask questions before deciding whether to proceed.
Call 888-274-5006 or use the property form above. You can start with the details you have.