Billings, MT · How selling works
How Selling Your Billings House to Us Works
USA Home Buyers buys houses in Billings and Yellowstone County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You can call or send the address before every property question is answered. Start with what you know about the house and what is making the sale difficult.
Call 888-274-5006 to talk about the property.
Tell us about the houseWe give written cash offers in 24 hours.
Start with the address and the property details you know.
We'll give you a written cash offer within 24 hours.
Start with what you know
Tell us what is going on with the house
The address, condition, occupancy, access, and timing give us a place to start. If an estate, tenant, notice, mortgage payoff, lien, back tax, or move deadline is involved, mention it. You do not need to resolve every question before the first conversation.
We give written cash offers in 24 hours.
Share the address and the details you have so we can talk through the property.
We'll give you a written cash offer within 24 hours.
From the first conversation to closing
The sale, step by step
Step 1: Start with the house and what you know
Share the Billings or Yellowstone County address, condition, occupancy, access, and timing you have in mind. Mention an estate, tenant, code notice, payoff, lien, tax question, or sale deadline if one is part of the situation. You can start the conversation before every property question is settled.
Step 2: Talk through the property
We discuss the house as it stands, including repairs, access, who lives there, ownership questions, and timing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Step 3: Read a written offer and terms
We give written cash offers in 24 hours. You can read the written price, responsibilities, costs, possession, timing, and property-specific terms before you decide whether to proceed.
Step 4: Work through title and payoff details
The title company reviews the deed, who can sign, mortgage payoffs, liens, and tax items that affect settlement. Bring the statements, notices, and estate papers you have; questions can be discussed while other details are still being confirmed.
Step 5: Review the settlement sheet
A 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.
Step 6: Sign and close through the title company
Written offer and written terms before you commit; title-company closing. If you decide to proceed, signing and payment follow the title company’s closing instructions.
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 Cash Offer and EZ Sale numbers with listing or another path. Read the terms and choose the option that works for you.
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 Billings calculator →
Questions about the two options? Call 888-274-5006.
Useful local details
Billings and Yellowstone County records
Billings is in Yellowstone County. For county recording information, start with the Yellowstone County Clerk & Recorder. The County Treasurer also provides an official property-tax search. The title company reviews the records that apply to the sale.
Closing numbers
What appears in the settlement figures
The settlement sheet shows the sale price, mortgage payoff, liens, taxes, costs, and the amount scheduled for disbursement. When you sell to us, we pay the closing costs. That does not pay your mortgage, liens, back taxes, or your share of current property taxes; those remain separate settlement items.
Montana has no state, county, or city transfer tax on the sale or transfer of a home. The state still requires a Realty Transfer Certificate to be filed with the county Clerk & Recorder when the deed is recorded. Montana Revenue uses the certificate to update ownership records and gather sale information for property appraisals.
The certificate asks whether water rights go with the property. If the property has its own water right, the state’s water-right ownership record must also be updated; that step does not apply to a property served by a public water supply.
When things get difficult
We stay with the process
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.
If the next question is about an inherited house, foreclosure, tenants, code violations, or property liens, use the Billings pages for those situations:
Questions about selling in Billings
Do I need every property detail settled before I call?
No. Start with the address and what you know about the house, who lives there, and the timing. You can raise open questions during the first conversation. Call 888-274-5006 or use the form on this page.
What happens with the deed, payoff, or liens?
The title company reviews the deed, who can sign, mortgage payoffs, liens, and tax items that affect settlement. The settlement sheet shows how the sale money breaks down, and the title company confirms the final numbers.
Does Montana charge a real-estate transfer tax when a house sells?
No. Montana has no state, county, or city transfer tax on a home sale. A Realty Transfer Certificate still has to be filed with the county Clerk & Recorder when the deed is recorded; see the Montana closing details on this page.
Do I have to repair or clean out the house first?
No. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Questions about your Billings house?
Call 888-274-5006 or send the property address and what you know in the form. You can start the conversation before every question is settled.
Return to the Billings home-selling overview → · Billings seller resources → · Billings home-sale net-proceeds calculator →
We give written cash offers in 24 hours.
Start with the address and the details you have.
We'll give you a written cash offer within 24 hours.