Boise, ID · Ada County · How it works
How Selling Your Boise House to Us Works
USA Home Buyers buys houses in the City of Boise and Ada County, Idaho. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Start with what you know about the house; you do not need every property question settled before the first conversation.
Questions or ready to talk about a cash offer? 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 and what you know about the house.
The sale, step by step
From the first conversation to settlement
Step 1: Start with the house and what you know
Share the Boise address, the house's condition, who lives there, access, and the timing you have in mind. Mention an estate, tenant, code notice, payoff, lien, tax account, or move 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 and sale choices
We ask about the house, repairs, occupancy, access, and timing, then talk through the choices that fit what you know. 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.
Step 3: Read the written offer and terms
Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, timing, costs, and any property-specific conditions. Ask questions before you decide whether to proceed, compare another path, or stop before signing.
Step 4: Work through title, authority, and payoffs
The title company reviews the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. Estate authority, a court matter, a code notice, or a payoff can affect the paperwork. Keep the notices and statements you have available so the title company can review the actual property records.
Step 5: Review the settlement sheet
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.
Step 6: Choose whether to proceed and close
You decide whether to proceed after reading the written terms and settlement figures. If you move forward, the title company coordinates the final papers and settlement.
Your side of settlement
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 | 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. |
Read the written terms for the option you are comparing. You choose the path that works best for you.
Compare what you may keep after costs with your own assumptions: Boise home-sale net-proceeds calculator →
Boise and Ada County details
Estate authority and local property records
An inherited Idaho house can sometimes be sold before the estate is finished. A personal representative—the person appointed to handle the estate—can generally sell estate land unless the will or a court order limits that authority. The title company reviews the appointment and property documents to confirm who must sign. If you are still sorting out the estate, you can start the property conversation with what you know.
For a recorded deed or property-ownership document, start with the Ada County Recorder. The Ada County Assessor handles assessment and parcel-record questions; the Ada County Treasurer handles property-tax bills and payments. For a City of Boise code notice, use the City's code-compliance contact. The office that holds a record is not a substitute for the title company's review of this sale.
Closing numbers
Review deed fees, property taxes, and the settlement sheet
Idaho has no state real estate transfer tax. Recording a deed carries a county recording fee; ask the Ada County Recorder or title company what applies to the document being recorded. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Idaho counties mail property-tax bills in November. Payment is due December 20, or half by December 20 and the rest by June 20 of the next year. The property's current tax share is a separate settlement item, and the title company confirms the final numbers.
The settlement sheet shows the price, payoffs, liens, taxes, other costs, and the 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.
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.
Questions and next steps
Find the page or tool for your next question
Choose a situation page, compare possible proceeds with the calculator, or call about a house in Boise or Ada County.
Boise process questions
Can I start the conversation before every property question is settled?
Yes. Start with the Boise address and what you know about condition, occupancy, access, and timing. You can call or use the form while estate, title, payoff, or other property details are still being sorted out.
What does the title company review?
The title company reviews the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. The actual property records and any applicable estate or court documents determine what is needed.
Can an inherited Boise house be sold before the estate is finished?
Often, yes, once someone with authority to sign is in place. In Idaho, a personal representative can generally sell estate land unless the will or a court order limits that power. The title company reviews the appointment and property documents to confirm who must sign.
Does Idaho have a real estate transfer tax, and when are property taxes due?
Idaho has no state real estate transfer tax. Counties mail property-tax bills in November; payment is due December 20, or half by December 20 and the rest by June 20 of the next year. The title company confirms the sale-specific figures.
What are the Cash Offer and EZ Sale choices?
A Cash Offer is a direct purchase by USA Home Buyers, with the approved program terms shown in the comparison. EZ Sale goes to one of our partners, with its own written terms. Compare the written numbers and choose what works best for you.
Do I have to accept an offer after asking about the house?
No. Read the written offer and terms, ask questions, and decide whether to proceed. You can compare another sale path or stop before signing.
Ready to talk through the house?
Call 888-274-5006 or use the form above. Start with the address and what you know; every property question does not need to be settled first.