Lee County Clerk & Recorder ↗
The county's recording information page ↗ explains its recording services. The title company handles the record checks for the sale.
Dixon, IL · Lee County · How the process works
How Selling Your Dixon House to Us Works
Tell us about the house
USA Home Buyers buys houses as-is in Dixon and Lee County, Illinois. 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 know. You can start the conversation before every property question is settled.
Prefer to talk first? Call 888-274-5006.
Start with the property detailsWe give written cash offers in 24 hours.
Share the address and what you know so we can start the conversation.
From the first conversation to settlement
The sale, step by step
1. Talk through the property
Share the address, condition, who lives there, access, and when you are thinking of selling. Mention an estate, tenant, payoff, lien, tax account, code notice, or court notice if one is part of the situation. You can begin with what you know while open questions are sorted out.
2. Review the written offer and terms
We give written cash offers in 24 hours. We put the offer and sale terms in writing. The terms lay out the price, responsibilities, possession, timing, costs, and property-specific conditions for you to review before deciding whether to proceed.
3. Let the title company check records and payoffs
The title company reviews the deed and ownership, confirms who can sign, and checks mortgage payoffs, liens, taxes, 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. We can review statements or notices you have and work through the resulting closing questions with the title company.
4. 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.
Compare the figures with your written terms and ask the title company about any line you do not recognize. If you decide to proceed, the title company handles the 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
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 Dixon calculator →
Questions about the two options? Call 888-274-5006.
Lee County closing records
The title company checks the records for your sale
Lee County's Clerk & Recorder provides county recording information. The title company checks which records and documents apply to your sale.
Closing numbers
See how the settlement figures add up
The settlement sheet lays out the sale price and amounts paid at closing, such as mortgage payoffs, liens, taxes, and other costs. Ask the title company about any amount you do not recognize. 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.
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. Exemptions and the transaction's taxable value can change the amount. The property's actual county and city determine the local taxes and who is responsible for them. When you sell to us, we pay the closing costs. This does not pay the seller's mortgage, liens, back taxes, or share of current property taxes.
Read the Illinois Department of Revenue's real-estate transfer-tax overview ↗ and Illinois statute 35 ILCS 200/31-10 ↗.
Compare estimates with the Dixon home-sale net-proceeds calculator. The title company confirms the final numbers for the sale.
When things get difficult
We stay with the sale when there are 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 next steps
Find the guidance that fits your situation
Each sale depends on the house and its records. These Dixon pages cover common situations, local information, and ways to compare your options.
Inherited-property guidance →Probate and estate guidance →Foreclosure guidance →Selling during a divorce →Tenant-occupied property →Code-violation guidance →Fire-damage guidance →Dixon seller questions →Dixon seller resources →Dixon market report →Dixon home-selling overview →Dixon seller guide →Dixon reviews →
Questions about the Dixon selling process
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. An open question about ownership, a payoff, an estate, or a notice can be talked through as the sale is reviewed.
Do I need 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.
What happens after I tell you about the house?
We give written cash offers in 24 hours. We put the offer and sale terms in writing. The written terms lay out the price, responsibilities, possession, timing, costs, and conditions for you to review before deciding whether to proceed.
What does the title company check?
The title company reviews the deed and ownership, who can sign, mortgage payoffs, liens, taxes, and the 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.
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.
What Illinois transfer taxes and closing costs should I expect?
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. Exemptions and the transaction's taxable value can change the amount. The property's actual county and city determine the local taxes and who is responsible for them. When you sell to us, we pay the closing costs. This does not pay the seller's mortgage, liens, back taxes, or share of current property taxes.
How will I review the money at settlement?
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.
Start with the Dixon house and what you know
Questions before the paperwork is ready are welcome. Call 888-274-5006 or use the form to tell us about the property.
We give written cash offers in 24 hours.
Share the address and what is going on with the house.