Cabot, Arkansas · Lonoke County
How Selling Your Cabot House to Us Works
USA Home Buyers buys houses as-is in Cabot and Lonoke County. We buy in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can start the conversation before every property question is settled.
Call 888-274-5006 or start with the address and what you know about the house.
Tell us about the houseStart with what you know
Share the property address, condition, occupancy, access, and timing. Unknown details can be sorted out as we talk.
We give written cash offers in 24 hours.
Start with the property details you have.
From the first conversation to settlement
The sale, step by step
1. Tell us about the house
Start with the address, condition, who lives there, access, and the timing you have in mind. We can talk before every property question is settled, including questions about an estate, payoff, lien, tenant, or notice.
2. Read the written offer and terms
If we make an offer, you get the price and terms in writing before you commit. Review the timing, possession, responsibilities, costs, and any property-specific conditions; you can ask questions, compare another path, or decide not to proceed.
3. Work through title and payoffs
The title company reviews the deed, ownership, who can sign, mortgage payoffs, liens, taxes, and the documents needed for closing. We can help sort out what a notice or statement means for the sale while those details are checked.
4. Review the settlement sheet and close
We always review the settlement sheet with you 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
Compare the Cash Offer and 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 the written numbers with what you might keep after costs using the Cabot home-sale net-proceeds calculator.
An Arkansas estate-sale detail
Who can sell an inherited house?
Cabot City Hall is at 101 N Second Street in Lonoke County, but that address alone does not establish the county or probate venue for a particular home. In Arkansas, the appointed personal representative — the person authorized to handle the estate — may sell estate real property before the estate closes when the will grants a power of sale. Without that authority, the representative generally needs probate-court authorization. We work with the title company to check the appointment, will, and any court order that affects who can sign. Read the Arkansas estate-sale law ↗
Closing numbers
See how the settlement figures add up
The settlement sheet shows the sale price, mortgage payoff, liens, back taxes, your share of current property taxes, closing costs, and the amount scheduled for you. Mortgage payoffs, liens, back taxes, and your share of current property taxes remain separate settlement items.
The Arkansas Department of Finance and Administration describes a Real Property Transfer Tax of $3.30 per $1,000 of actual consideration for transactions exceeding $100. The settlement agent confirms how it applies to the deed. Arkansas DFA Real Property Transfer Tax ↗
When you sell to us, we pay the closing costs, including the Arkansas Real Property Transfer Tax.
When things get 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
Get the next question answered
Call 888-274-5006 or use the property form above. You can start with what you know before every detail is settled.