Bloomington, IL · McLean County · How it works
How Selling Your Bloomington House to Us Works
USA Home Buyers buys houses as-is in Bloomington and throughout McLean County, Illinois. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Start with what you know; you do not need every property question settled before we talk.
Want to talk first? Call 888-274-5006.
Tell us about the house
Start with what you know
Tell us what is going on with the house
The address, condition, occupancy, access, and timing give us a starting point. If a mortgage payoff, lien, tax notice, court matter, tenant, or estate is part of the picture, tell us what you know. You can start before every document or answer is ready.
We give written cash offers in 24 hours.
Share the address, condition, occupancy, and timing so we can start with the actual property.
From first contact to settlement
The sale, step by step
Step 1: Start with what you know about the house
Start with the details you have and the timing you have in mind. You can start the conversation before every property question is settled; we can talk through the unanswered details as we go.
Step 2: Talk through the property and your options
We ask about the house and your plans, then review the property as it sits. 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. With a Cash Offer, USA Home Buyers buys directly, so there are no listing-agent showings. No agent commissions when you sell to us. No fees. We also explain EZ Sale so you can compare both options with listing or another choice.
Step 3: Read the written offer and terms
We give you the written offer and clear written terms to review up front, before you decide whether to move ahead. The terms lay out the price, responsibilities, possession, timing, costs, and property-specific conditions so you can make your decision before signing.
Step 4: Let the title company review ownership and payoffs
If you choose to proceed, we review title, payoff, occupancy, seller authority, and closing details with the title company. The title company handles the closing and confirms what is needed for this sale. Close as fast as 7 days when title and closing details allow.
Step 5: Review the settlement sheet and close
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. 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 Bloomington home-sale calculator →
Before the signatures
Review the settlement sheet and Illinois transfer taxes
The settlement sheet lists the sale price and the amounts applied to payoffs, liens, taxes, closing costs, and the money scheduled for you. Read each line and ask about anything you do not recognize. 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.
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. Exemptions, taxable value, and the property’s actual county and city affect the amount. Read the Illinois Department of Revenue transfer-tax overview ↗.
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes.
Your mortgage balance, liens, back taxes, and share of current property taxes remain separate from the closing costs we pay. The title company confirms the final settlement figures for the transaction.
When things get difficult
We keep working toward the closing table
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 about a specific situation?
Bloomington seller pages and planning tools
Choose the page that matches the next question. You can also call or use the form above while you are gathering the property details.
Questions about selling a Bloomington house
Can I start before I have every property detail?
Yes. Start with the address and what you know about condition, occupancy, access, and timing. We can talk through the unanswered property questions as the conversation continues.
What do I get before deciding whether to sell?
We give written cash offers in 24 hours. We give you the written terms to review before you decide. Read the price and terms before deciding whether to proceed.
How are Illinois transfer taxes handled at closing?
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. The property’s actual county and city, taxable value, and exemptions affect the amount. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. Your mortgage, liens, back taxes, and share of current property taxes remain separate.
Ready to talk through your Bloomington house?
Start with what you know, even if some questions are still open. Call 888-274-5006 or tell us about the house in the form above.