Macon County Recorder ↗
For recorded deeds and other land documents to bring into the title conversation.
Decatur, IL · How it works
How Selling Your Decatur House to Us Works
1. Tell us about the house
USA Home Buyers buys houses as-is in Decatur and Macon County, Illinois. 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, who lives there, and timing; you do not need every document ready for the first conversation.
Call 888-274-5006 or use the form to start.
We'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 so we can start with the property.
From first conversation to settlement
2. The sale, step by step
Step 1: Tell us about the house
Start with the Decatur address and what you know about condition, occupancy, access, and timing. You can start the conversation before every property question is settled; estate, lien, payoff, or closing details can be discussed as they are gathered.
Step 2: Talk through the property
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. USA Home Buyers is the direct buyer for a Cash Offer; an EZ Sale goes to one of our partners. We ask practical questions about the house and what matters to you in a sale.
Step 3: Read the offer and terms
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 you decide whether to proceed.
Step 4: Work through title and payoffs
If you choose to proceed, the title company checks ownership, the deed, who can sign, mortgage payoffs, recorded liens, tax information, and the documents needed for settlement. Estate authority or an unresolved payoff may call for additional records. You can begin talking with us while those questions are still being sorted out.
Step 5: Review the settlement sheet and close
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. If you proceed, closing follows the title-company process.
Your side of settlement
You're going to get a fair price and not have to do anything. Just show up at settlement.
3. Compare the two ways to sell
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 what you might keep after costs with the Decatur home-sale net-proceeds calculator. The calculator is an estimate you can adjust.
4. Useful local details
Macon County records for title, estate, lien, and tax questions
The title company checks the records and documents that apply to the sale. Macon County's Recorder is a place to look for recorded land documents; the Circuit Clerk handles court-record questions. County parcel, Treasurer, and assessment records can help you gather property and tax details. Bring the actual deed, payoff statements, tax information, and any notices you have; the title company confirms what is needed for this closing.
Macon County Circuit Clerk ↗
For county court-record questions that may affect the sale or who can sign.
Macon County property-tax parcel search ↗
For parcel and property-tax information to compare with the closing figures.
Macon County Treasurer ↗
For county tax questions and records.
Macon County Supervisor of Assessments ↗
For assessment and valuation records.
An estate, court case, mortgage payoff, or recorded lien can add questions or paperwork. You can still start talking with us while you collect the records and confirm who can sign.
5. Closing numbers
Illinois transfer taxes and your settlement figures
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. The state tax alone is $100 on $100,000 of taxable value; with the county tax at that rate, it is $150 before any city tax. Exemptions and the transaction's taxable value can change the amount, and the property's actual county and city determine which local taxes apply. Ask the title company to show the figures that apply to your property.
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes.
The closing-cost promise does not pay your mortgage, liens, back taxes, or your share of current property taxes; those are separate items on the settlement figures.
6. When things get 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.
7. Questions and contact
Decatur seller help for the next question
Choose the page that matches the situation, or call USA Home Buyers at 888-274-5006. You can start with what you know and ask about the Decatur house before every detail is settled.
Decatur process questions
Can I contact you before I know every detail about the property?
Yes. Start with the Decatur address and what you know about condition, occupancy, access, and timing. Estate, payoff, lien, tax, or title questions can be discussed while details are still being gathered.
Do I need to repair or clean out a Decatur house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What is the difference between 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. 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.
What transfer taxes apply to an Illinois house sale?
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. The property's actual county and city, its taxable value, and any exemption determine what applies. When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. This does not pay a seller's mortgage, liens, back taxes, or share of current property taxes.
How do I see the settlement figures?
Review the settlement sheet for the sale price, payoff amounts, liens, 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.
Ready to talk through your Decatur house?
Call 888-274-5006 or use the form above to start with the property address, condition, occupancy, and timing. Questions before documents are ready are welcome.