Fremont, MI · Newaygo County · How the sale works
How Selling Your Fremont House to Us Works
USA Home Buyers buys houses as-is in the City of Fremont and Newaygo County, Michigan. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can call or use the form before every property question is settled.
Call 888-274-5006 and tell us what is going on with the house.
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. Unknown details can be sorted out in the conversation.
From the first conversation to settlement
The sale, step by step
Step 1: Tell us about the house
Start with the Fremont address and what you know about the house: its condition, who lives there, access, and timing. If a payoff, lien, estate, notice, or move date is still unclear, say what you do know. You can start the conversation before every property question is settled.
Step 2: Talk through the property as it is
We ask about repairs, occupancy, access, ownership, and timing, then talk through the house as it sits. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Step 3: Read the written offer and terms
We give written cash offers in 24 hours. You get a written offer and written terms before you commit, and we close through a title company. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Step 4: Work through title, authority, and payoffs
The title company checks ownership, who can sign, mortgage payoffs, liens, taxes, and the documents needed for closing. A payoff is the amount needed to satisfy a mortgage or other obligation. A lien is a recorded claim for money against the property. Bring statements, notices, or estate papers you have; open questions can be identified as the sale moves forward.
Step 5: Review the settlement figures 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.
Two ways to sell to us: 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 might keep after costs with the Fremont home-sale net-proceeds calculator.
Fremont and Newaygo County
Check which local unit handles the property question
The City of Fremont and nearby townships are separate local units; the broader Fremont Community planning area is not the same as the City boundary. Newaygo County lists “Fremont City of” separately from townships in its assessor directory. For a City assessment question, the City Assessor’s Office is at 101 E. Main Street, Fremont, MI 49412, and the City page lists Thursday office hours. Confirm the property’s local unit before relying on City or township assessment information.
Before settlement
Understand the settlement figures and transfer taxes
A settlement sheet shows the sale price, mortgage payoff, liens, taxes, other costs, and the amount scheduled for you. 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. Newaygo County generally adds 55 cents for each $500, or part of $500. At that county rate, a $100,000 sale has $750 in state tax and $110 in county tax, or $860 total. State and county exemptions are separate, so the property, sale value, and any exemption need to be checked for the actual sale. The seller is generally responsible under state law.
When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes remain separate.
Sources: Newaygo County transfer-tax rates and example ↗ Michigan state transfer-tax law ↗ Michigan county transfer-tax law ↗
When things get difficult
We keep working toward the closing table
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 about selling a Fremont house
Can I contact you before every property question is settled?
Yes. Start with the Fremont address and what you know about the house, including its condition, occupancy, access, and timing. Tell us which details are still unclear so the right questions can be identified.
Do you buy houses as-is in Fremont and Newaygo County?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What are the Cash Offer and EZ Sale choices?
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.
Which office handles an assessment question for a Fremont property?
Newaygo County lists Fremont City separately from townships in its local-assessor directory. The City Assessor handles City assessment questions. Confirm the property’s local unit before relying on City or township assessment information.
Who pays Michigan transfer taxes, and what stays separate?
For an ordinary taxable sale, Michigan’s state real estate transfer tax is $3.75 for each $500 of value, or part of $500. Newaygo County generally adds 55 cents for each $500, or part. State and county exemptions are separate, so the property, sale value, and any exemption need to be checked for the actual sale. When you sell to us, we pay the closing costs, including Michigan state and county real estate transfer taxes. Your mortgage payoff, liens, back taxes, and share of current property taxes remain separate.
Questions and next steps
Start with what you know about the house
Call 888-274-5006 or use the form above. You do not have to settle every property question before the first conversation.