Cape Girardeau, MO · Cape Girardeau County › How the sale works
How Selling Your Cape Girardeau House to Us Works
USA Home Buyers buys houses as-is in Cape Girardeau and Cape Girardeau County. 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.
Questions now? Call 888-274-5006. We answer 24/7.
Tell us about the houseWe give written cash offers in 24 hours.
Share the address and what you know about the house. We can talk before every detail is settled.
From the first conversation to settlement
The sale, step by step
Tell us about the house
Start with the Cape Girardeau address, what you know about the condition, who lives there, and the timing you have in mind. You can start the conversation before every property question is settled.
Talk through the property as it is
We talk about the house's condition, access, occupancy, repairs, and what you need from a sale. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Read the written offer and terms
We give written cash offers in 24 hours. We give you the written offer and its terms before you decide whether to proceed; a title company handles closing. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Work through title and payoffs
The title company reviews ownership, who can sign, mortgage payoffs, liens, tax items, and closing documents. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a claim for money against the property. We can work through questions as they come up, even if every detail is not known at the start.
Review the settlement sheet and close
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. You're going to get a fair price and not have to do anything. Just show up at settlement.
Compare the written numbers
Two ways to sell to us: 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 might keep after costs with the Cape Girardeau home-sale net-proceeds calculator →
Cape Girardeau County closing details
Missouri transfer taxes and recording fees
Missouri's Constitution bars the state, counties, and other local governments from imposing new taxes on the sale or transfer of real estate after December 2, 2010.
Missouri law sets county deed-recording fees at $5 for the first page and $3 for each additional page, plus per-document fees. The title company or closing professional confirms the exact recording charges.
Before the signatures
Understand the closing numbers
The settlement sheet shows the sale price, mortgage payoff, liens, taxes, closing charges, and the amount scheduled for you. When you sell to us, we pay the closing costs.
That does not pay your mortgage balance, liens, back taxes, or your share of current property taxes.
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.
If you are weighing a buyer, Read our Google reviews.
Keep the next question local
Cape Girardeau seller questions and resources
Open a page about the situation you are facing, or compare estimated net proceeds in the calculator.
Common Cape Girardeau process questions
Can I start before every property question is settled?
Yes. Start with the Cape Girardeau address and what you know about the house, its condition, and timing. We can talk through details that are still unknown.
Do I need to repair or clean out the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What will I see before deciding whether to sell?
We give written cash offers in 24 hours. We give you the written offer and its terms before you decide whether to proceed; a title company handles closing. The written terms let you review the price, responsibilities, timing, costs, and property-specific conditions before you decide.
How are Cash Offer and EZ Sale different?
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. Cash Offer — USA Home Buyers buys directly. 30 days or less. Lower price. No repairs, no commissions, no closing costs. EZ Sale — goes to one of our partners. 60 days or less. Higher price than the Cash Offer. Still no repairs, no commissions, no closing costs. EZ Sale showings: Yes, partner visits.
What happens to closing costs, payoffs, and property taxes?
When you sell to us, we pay the closing costs. That does not pay your mortgage balance, liens, back taxes, or your share of current property taxes. The settlement sheet shows the sale price and the amounts applied to the sale.
Ready to talk about your Cape Girardeau house?
Call 888-274-5006 or start with what you know about the house. We answer 24/7, and you can contact us before every property question is settled.
Tell us about the house