Henderson, KY · How the process works
How Selling Your Henderson House to Us Works
USA Home Buyers buys houses as-is in the City of Henderson and Henderson County, Kentucky. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. Start with the address and what you know about the house; you do not need every property question settled before the first conversation.
Want to talk first? Call 888-274-5006.
We give written cash offers in 24 hours.
Share the address, condition, occupancy, and timing you are considering.
From the first conversation to settlement
The sale, step by step
Step 1: Start with what you know about the house
Share the address, current condition, who lives there, access, and the timing you are considering. You can start the conversation before every property question is settled; tell us what you know and what is still unclear.
Step 2: Talk through the property and the choices
We ask about condition, occupancy, access, ownership, and timing, then talk through the sale paths that may fit. 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'll give you a written cash offer within 24 hours. We put the offer and terms in writing for you to review before you decide. If you choose to go ahead, the sale closes through a title company. The written terms explain the price, responsibilities, possession, timing, costs, and any property-specific conditions.
Step 4: Work through title, authority, and payoffs
The title company checks ownership, who can sign, mortgage payoffs, liens, and taxes. We work through open questions with you and the title company before closing.
Step 5: Review the settlement sheet together
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.
Step 6: Choose, sign, and close through the title company
If you decide to go ahead, the sale closes through a title company.
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 Henderson calculator →
Questions about the two options? Call 888-274-5006.
Henderson and Henderson County
City and County offices handle different matters
A Henderson mailing address alone does not establish whether a property is inside City limits. Henderson County’s joint GIS and the City maps can help orient property questions by address.
Settlement figures
Review the settlement sheet and Kentucky transfer tax
The settlement sheet lays out the sale price, payoffs, taxes, costs, and the amount scheduled for disbursement. Read each line with the title company and ask about anything you do not recognize; the title company confirms the final numbers.
Kentucky’s real estate transfer tax is 50 cents for each $500 of value or fraction of $500. State law assigns it to the grantor—the seller—and the county clerk collects it before the deed can be recorded. The value is the full price paid, including liens the buyer takes over. Some transfers are exempt, and recording fees are separate, so have the title company confirm whether an exemption applies to your sale.
When you sell to us, we pay the closing costs.
Your mortgage balance, liens, back taxes, and share of current property taxes are separate from the closing costs we pay.
Kentucky Revised Statutes § 142.050 — real estate transfer tax ↗
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.
What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Questions about your situation?
Find the Henderson page for your next question
Compare what you might keep with the Henderson home-sale net-proceeds calculator →
You can call 888-274-5006 or send the property details in the form above to start the conversation.
Henderson process questions
Can I start before I know every detail about the property?
Yes. Start with the address and what you know. It is fine if questions about condition, ownership, or timing are still open; we can talk through the property before every detail is settled.
What happens after I ask for a cash offer?
We talk through the house and its situation, then provide written terms to review. We'll give you a written cash offer within 24 hours. Read the property-specific price and terms before deciding whether to proceed.
Who checks title, signing authority, and mortgage payoffs?
The title company checks ownership, who can sign, mortgage payoffs, liens, and taxes. We work through questions with you and the title company as they come up.
How does Kentucky’s real estate transfer tax affect closing?
Kentucky law assigns the real estate transfer tax to the grantor—the seller—and the county clerk collects it before the deed can be recorded. Some transfers are exempt; the title company can confirm whether an exemption applies. When you sell to us, we pay the closing costs, including the Kentucky real estate transfer tax. Your mortgage balance, liens, back taxes, and share of current property taxes are separate.
Ready to talk through your Henderson house?
Call 888-274-5006 or start with the property details. You do not need every property question settled before reaching out.