Kanawha County Assessor ↗
Start here for property assessment, assessed value, and parcel-search questions. Assessment records are different from an unpaid property-tax balance.
Charleston, WV · Kanawha County · How the process works
How Selling Your Charleston House to Us Works
Tell us about the house
USA Home Buyers buys houses as-is in Charleston, West Virginia and Kanawha County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address, condition, occupancy, access, and timing. You do not have to settle every property question before the first conversation.
Prefer to talk first? 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. Open questions can be discussed as they come up.
From the first conversation to settlement
The sale, step by step
Step 1: Talk through the house and what is happening
Start with the Charleston address and what you know about condition, occupancy, access, and timing. You can start the conversation before every property question is settled. If an estate, tenant, repair notice, payoff, lien, tax account, or deadline is involved, tell us what you know so far; open questions can be identified as the conversation continues.
Step 2: Review the property and the written offer
We talk about the house as it sits, including repairs, access, occupancy, and timing. 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. Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before deciding whether to proceed.
Step 3: Work through title, authority, and payoffs
The title company reviews the deed, who can sign, mortgage payoffs, liens, tax items, and documents needed for settlement. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim for money. Estate authority, a court deadline, or a specific payoff may need its own review, so share the papers and notices you have.
Step 4: Review the settlement figures and close
The settlement sheet lays out the price and the payoffs, liens, taxes, and costs listed for the sale. Ask about any line you do not recognize before signing. The title company confirms the final numbers and handles the title-company closing.
When you sell to USA Home Buyers: 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. |
Compare the written price with the costs that matter to your situation. The calculator lets you change its planning estimates.
Charleston, WV Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Useful local details · Kanawha County
Start with the office that handles your question
County records answer different questions. An assessment is not an unpaid-tax balance, and a recorded deed is not a court judgment. These offices are starting points; the title company checks what is needed for a specific sale.
Kanawha County Sheriff Tax Office ↗
Use this office for the property-tax account and unpaid county property-tax questions. A tax-account balance is different from a deed or court-judgment search.
Kanawha County Clerk ↗
Start here for recorded deeds and county land-record questions. A recorded deed is a different record from a court judgment.
Kanawha County Circuit Clerk ↗
Use the Circuit Clerk for court filings and civil case or judgment records. For a recorded deed, start with the County Clerk instead.
For an inherited house or questions about who can sign, start with the property facts and the estate papers you have. The title company can identify the documents needed for settlement; use an attorney or the proper court for advice about a specific estate.
Before you sign
Review the settlement figures and West Virginia transfer tax
The settlement sheet shows the sale price and the payoffs, liens, taxes, and costs listed for the transaction. 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.
West Virginia charges an excise tax when real estate title is transferred. The first tax is $1.10 per $500 of value, and an additional county excise tax starts at 55 cents per $500. A county commission may raise that additional rate to $1.65 per $500. Each $500 or fraction counts, and taxable value includes liens the buyer takes over. At the base rates, the combined tax is $1.65 per $500; the combined amount can be higher if the county sets a higher additional rate. The county clerk also collects a $20 Affordable Housing Fund fee before recording.
State law places the transfer tax on the seller unless the buyer accepts the deed without the tax paid. Kanawha County's current additional rate and the calculation for a particular sale should be confirmed by the title or closing professional. When you sell to us, we pay the closing costs.
That closing-cost promise does not pay your mortgage, liens, back taxes, or share of current property taxes. Those figures are separate from the closing costs and should be checked on the settlement sheet.
West Virginia Code §11-22-2: rates and collection ↗West Virginia Code §11-22-1: definitions and excluded transfers ↗
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 next steps
Charleston seller pages and planning tools
Open the page that matches your next question. These pages cover Charleston and Kanawha County situations and local resources.
Inherited-property questions →Probate questions →Foreclosure deadlines →Selling during a divorce →Tenant-occupied property →Code notices and repairs →Fire-damaged property →Property liens and back taxes →Charleston and Kanawha County resources →Reviews and trust information →Charleston home-sale net-proceeds calculator →
Charleston sale-process questions
Can I contact you before every property question is settled?
Yes. Start with the Charleston address and what you know about condition, occupancy, access, and timing. Tell us about an estate, tenant, repair notice, payoff, lien, tax account, or deadline if it is part of the situation; unknown details can be discussed as they come up.
Do I have to repair, clean, or empty the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
How do the Cash Offer and EZ Sale choices differ?
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.
How will I review the settlement sheet?
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.
Ready to talk through your Charleston house?
Call 888-274-5006 or start with the address, condition, occupancy, and timing in the form above. Questions before you have every detail are welcome.
Return to the property form ↑·Charleston home-selling overview →