Brattleboro, Vermont · How it works
How Selling Your Brattleboro House to Us Works
USA Home Buyers buys houses in the Town of Brattleboro and Windham County, Vermont. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can tell us what you know now and sort through unanswered property questions as we talk.
Start with what you know
Tell us about the house
The address, condition, occupancy, access, and timing give us a place to start. Call or use the form with the details you have; you do not need to have every issue figured out first.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.
From first conversation to settlement
The sale, step by step
Talk through the property
We ask about the house, its condition, who lives there, access, ownership, and timing. You can start the conversation before every property question is settled.
Get a written offer and terms
We give written cash offers in 24 hours. Before you commit, you get the offer and terms in writing so you can read the price, responsibilities, possession, timing, and costs.
Review title and payoffs
If you choose to proceed, the title company checks the deed, who can sign, mortgage payoffs, liens, and taxes that affect settlement.
Review the settlement sheet
The settlement sheet lays out the sale price, payoffs, taxes, costs, and the amount scheduled for 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.
Close through the title company
You decide whether the written terms work for you. You're going to get a fair price and not have to do anything. Just show up at settlement.
Two ways to sell: Cash Offer or EZ Sale
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 may keep after costs with the Brattleboro home-sale net proceeds calculator.
A Vermont estate sale
Who can sign when an estate owns the house?
The closing attorney checks the will and estate-court papers to confirm the sale authority and who can sign. Vermont probate law sets rules for selling estate real estate; the attorney can confirm which apply to the property. Read Vermont's probate sale law ↗
Before settlement
Review the settlement sheet and transfer tax
The settlement sheet shows the sale price, mortgage payoff, liens, taxes, other costs, and the amount scheduled for 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.
Vermont's property transfer tax depends on how the buyer will use the property. The general rate is 1.25%, plus a 0.22% Clean Water Surcharge, for a combined 1.47%. A house fit for year-round living that is neither the buyer's principal residence nor a qualifying long-term rental has a higher combined rate of 3.62%. Principal residences and exempt transfers have different treatment; the closing attorney applies the right category. Read Vermont's property transfer tax guidance ↗
When you sell to us, we pay the closing costs, including Vermont's property transfer tax and Clean Water Surcharge. Your mortgage, liens, back taxes and share of current property taxes are separate.
When the process gets 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 contact
Talk through your Brattleboro house
Call 888-274-5006 or use the form above. For a situation-specific question, see our Brattleboro pages about inherited houses, foreclosure, tenant-occupied houses, and property liens.