Great Falls, MT · How the process works
How Selling Your Great Falls House to Us Works
USA Home Buyers buys houses as-is in Great Falls and Cascade 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 with what you know about the property; you do not need to settle every question before you call or use the form. We will talk through the house, your timing, and the written options.
Have a question now? Call 888-274-5006.
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.
Step 2 · The sale, step by step
From the first conversation to settlement
1. Talk through the property
We ask about the house as it sits: condition, occupancy, access, ownership, and timing. Tell us what you know about repairs, an estate, a tenant, a payoff, a lien, taxes, or a deadline. It is fine to say what is not settled yet.
2. Get the written 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 deciding whether to proceed, compare another option, or stop before signing.
3. Work through title and payoffs
The title company checks the deed, ownership, who can sign, mortgage payoffs, liens, taxes, and the records needed for settlement. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim for money. The current statements and title records help confirm which items apply to this house.
4. Review the settlement sheet
A 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.
5. Decide whether to close
You decide whether to proceed. If you do, the title company handles the closing papers and confirms the final figures.
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 | 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 would keep after costs with the Great Falls calculator →
Questions about the two options? Call 888-274-5006.
Step 4 · Useful local details
Montana deed recording and water-right records
Great Falls is in Cascade County. Montana has no state, county, or city real-estate transfer tax. When the deed is recorded, a Realty Transfer Certificate is filed with it at the county Clerk and Recorder. Cascade County's Clerk & Recorder office is the local recording office.
The certificate gives Montana the sale information used to update ownership records and property appraisals, and it asks whether water rights go with the property. If the house has its own water right, the state's water-right ownership records also need an update; a property served by a public water supply does not need that water-right step. The title company works through the deed and recording documents for the sale.
Read the Montana Constitution's real-property transfer-tax rule, the Montana Department of Revenue's Realty Transfer Certificate guidance, and Montana's water-right ownership update statute.
Step 5 · Closing numbers
See what the settlement figures include
The settlement sheet shows the sale price and the payoffs, liens, taxes, and costs that affect the amount scheduled for disbursement. Ask about any line 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.
When you sell to us, we pay the closing costs.
Mortgage payoffs, liens, back taxes, and your share of current property taxes are separate from the closing costs we pay. The title company confirms the final settlement figures.
Step 6 · 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.
Step 7 · Questions and next steps
Find the guidance or estimate for your situation
Compare your assumptions with the Great Falls home-sale net-proceeds calculator. For a particular situation, see:
- Inherited-property questions →
- Foreclosure deadlines →
- Selling during divorce →
- Tenant-occupied houses →
- Code violations and repairs →
- Fire-damaged houses →
- Property liens and back taxes →
Frequently Asked Questions
Can I start before every property question is settled?
Yes. Start with the address and what you know about the condition, occupancy, access, and timing. You can tell us what is still uncertain, including an estate, payoff, lien, tax account, or notice.
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 happens after we talk about the house?
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.
Does Montana charge a real-estate transfer tax?
No. Montana has no state, county, or city tax on the sale or transfer of real property. A Realty Transfer Certificate is filed with the deed when it is recorded. If the property has its own water right, the ownership records for that right also need to be updated; a property on a public water supply does not need that water-right update.
Who confirms the final settlement figures?
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.
Which costs are separate from the company-paid closing costs?
When you sell to us, we pay the closing costs. Mortgage payoffs, liens, back taxes, and your share of current property taxes are separate.
You can call before every detail is settled: 888-274-5006. You can also send the property address and what you know through the form.
Ready to talk about your Great Falls house?
Call 888-274-5006 or send the address, condition, occupancy, and timing through the form. Questions are welcome even if some details are still unknown.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Start with the property address and the details you have.