Cadillac, Michigan · Wexford County · How it works
How Selling Your Cadillac House to Us Works
USA Home Buyers buys houses as-is in Cadillac and Wexford County, Michigan. We buy houses as-is, 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. Tell us what you know about the address, condition, occupancy, and timing.
Questions now? Call 888-274-5006.
Ask about a cash offerFrom first conversation to settlement
The sale, step by step
Tell us what you know about the house
Start with the address, condition, who lives there, access, and the timing you are considering. You can start the conversation before every property question is settled; tell us what you know and which details are still unclear.
Talk through the property and your options
We ask practical questions about the house, its condition, access, occupancy, ownership, and timing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We talk through the choices that fit the property and your situation.
Read the written offer and terms
We give written cash offers in 24 hours. We put the offer and its terms in writing before you commit. If you decide to proceed, closing takes place through a title company. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed, compare another path, or stop before signing.
Work through title, signing authority, and payoffs
The title company checks the deed, who can sign, mortgage payoff information, liens, taxes, and documents needed for settlement. You can start even if a payoff, lien, tax, or estate detail is still being sorted out.
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.
Choose whether to close
If you choose to proceed, sign the final papers through the title company, which confirms the final numbers before closing. 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 terms. You choose the path that works for your house and situation.
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 would keep after costs with the Cadillac, MI calculator →
Questions about the two options? Call 888-274-5006.
Local details that can affect the steps
City and County offices handle different matters
Wexford County offices are in Cadillac, but the City and County are separate jurisdictions. The title company checks the property and signing details needed for closing.
Closing numbers
Read the settlement figures before closing
A settlement sheet shows the sale price, payoffs, liens, taxes, 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 you sell to us, we pay the closing costs.
For an ordinary taxable sale, Michigan's state real estate transfer tax is $3.75 for each $500 of the property's value at the time of sale, or part of $500. The county real estate transfer tax is generally another 55 cents for each $500, or part. At that county rate, a $100,000 sale has $750 in state tax and $110 in county tax, $860 total. The seller is generally responsible under state law. State and county exemptions are separate, so the county, sale value, and any exemption need to be checked for the actual sale.
Our closing-cost payment does not include your mortgage balance, liens, back taxes, or your share of current property taxes.
Compare possible Cadillac net proceeds with the calculator →
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.
What sellers say about USA Home Buyers
Questions and contact
Find the next answer for your situation
Cadillac process questions
Can I start before every property question is settled?
Yes. Start with the address and what you know about the house, who lives there, access, and timing. You can tell us which details are still unclear.
Do I have to repair or clean the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What happens after I ask about a cash offer?
We give written cash offers in 24 hours. We talk through the property and give you written terms to review before you decide whether to proceed.
What closing costs do you pay?
When you sell to us, we pay the closing costs. This does not pay your mortgage, liens, back taxes, or your share of current property taxes.
How are Michigan real estate transfer taxes calculated?
For an ordinary taxable sale, the state tax is $3.75 for each $500 of the property’s value at the time of sale, or part of $500. The county tax is generally another 55 cents for each $500, or part. State and county exemptions are separate, so the county, sale value, and any exemption need to be checked for the actual sale.
How do I review the amount scheduled for closing?
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.
Talk through your Cadillac house
Call 888-274-5006 or use the form to start with the property address, condition, occupancy, and timing. Questions before every detail is settled are welcome.
We give written cash offers in 24 hours.
Share the address and what you know about the house. You can start before every property question is settled.