Cash Offer
- USA Home Buyers buys directly.
- 30 days or less.
- Lower price.
- No repairs, no commissions, no closing costs.
City of Houghton · Houghton County · Michigan · How it works
How Selling Your Houghton House to Us Works
USA Home Buyers buys houses as-is in the City of Houghton and Houghton County. 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; you do not have to settle every property question before the first conversation.
Call 888-274-5006 or tell us about the house in the form below.
Start with the property detailsStart with what you know
Tell us about the house
Share the address, condition, who lives there, access, and the timing you are considering. If there is an estate, a payoff, a lien, a tax balance, a notice, or a move deadline, tell us what you know. It is fine to start before every detail is settled; we can talk through the questions with you.
We are USA Home Buyers. We review the house and the situation, then give you written terms to compare before you decide whether to proceed.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address, condition, occupancy, and timing so we can start with the actual house.
From first conversation through closing
The sale, step by step
1. Talk through the property
We ask about the condition, occupancy, access, ownership, and timing. You can tell us what is known and flag what still needs to be checked. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
2. Compare the sale choices
We talk through the options for the house, including a direct sale, listing, repairs, waiting, or another path. We give written cash offers in 24 hours. Compare the written numbers and terms before choosing a route.
3. Read the written terms before you commit
Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, timing, costs, and any property-specific conditions. Ask questions before deciding to proceed, compare another path, or stop before signing.
4. Check title, payoffs, and signing authority
The title company checks the deed, ownership, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. Keep the actual statements, notices, and estate papers available. For recorded deeds and other land documents, the Houghton County Register of Deeds is a local record source; a title company reviews what matters for this sale.
5. Review the settlement sheet
The settlement sheet shows how the money breaks down, including the sale price, payoffs, liens, taxes, costs, and the amount scheduled for disbursement. 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.
6. Sign and close through the title company
If you decide to proceed, the title company coordinates the closing papers and confirms the final settlement figures. You receive the sale proceeds through the title company's closing instructions.
You're going to get a fair price and not have to do anything. Just show up at settlement.
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.
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.
Read the selected program's written terms, including timing, responsibilities, possession, and costs. Either way, you compare written numbers and pick what works best for you.
Houghton and Houghton County details
Check the actual municipality and the right records
Houghton County's published city and township list names the City of Houghton, City of Hancock, and Portage Township separately. The City Master Plan also distinguishes City neighborhoods from the M-26 corridor extending into Portage Township. A Houghton mailing address alone does not decide the parcel's municipality; confirm the address and parcel before relying on a city or county office.
The City Assessor handles assessment questions for taxable property in the City of Houghton. Houghton County has a separate Equalization Department. For an estate, a recorded deed, or a delinquent tax balance, use the office that handles that record; those records do not replace the title company's review of the actual sale.
City of Houghton Assessor ↗
Serves: City of Houghton
For assessed-value and assessment-record questions about taxable property inside the City. The City Assessor and County Equalization Department have separate roles.
906-483-4647
Houghton County Equalization Department ↗
Serves: Houghton County
The County maintains a separate Equalization Department. For a City of Houghton parcel assessment, start with the City Assessor; confirm the parcel and jurisdiction for the property in question.
Houghton County Register of Deeds ↗
Serves: Houghton County
Find the index and copies of recorded deeds and other land documents here. A recorded document is one piece of the title review; the title company checks what is needed for the sale.
906-482-1311
Houghton County Courthouse, 401 E. Houghton Avenue, Houghton, MI 49931
Houghton County Probate & Family Court ↗
Serves: Houghton County
The local court directory is a starting point for probate-court records. The directory does not decide where a particular estate belongs or who may sign for a particular property.
906-482-3120
Houghton County Courthouse, 401 E. Houghton Avenue, Houghton, MI 49931
Houghton County Treasurer ↗
Serves: Houghton County
Ask about a delinquent property-tax balance, tax-foreclosure information, or the status of the actual parcel. A tax balance is separate from the assessment and recorded deed.
906-482-0560
Houghton County Courthouse, 401 E. Houghton Avenue, Houghton, MI 49931
Before the signatures
Review the settlement figures and Michigan transfer taxes
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. Houghton County's county real estate transfer tax is generally another 55 cents for each $500, or part of $500. At the 55-cent 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 actual county, sale value, and any exemption need to be checked for the sale. State law generally makes the seller responsible for the state tax.
When you sell to us, we pay the closing costs, including Michigan state and county real estate transfer taxes. Mortgage balances, liens, back taxes, and your share of current property taxes are separate; check those items on the settlement sheet.
The settlement sheet shows the sale price, payoffs, liens, tax allocations, other costs, and the amount scheduled for disbursement. Ask the title company about any line you do not recognize before signing; it confirms the final numbers.
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.
Questions specific to the house
Houghton seller pages and tools
Use the page that matches the question in front of you, then bring the actual address, notices, statements, or estate papers into the conversation.
Houghton process questions
What should I have ready before I contact USA Home Buyers?
Start with the property address, what you know about its condition, who lives there, access, and your timing. You can start the conversation before every property question is settled; share notices, estate papers, payoff information, or lien records when you have them.
Do I need to repair or clean the house before selling to you?
No. 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?
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. Compare the written numbers and choose what works for you.
Which local office handles an assessment or recorded deed?
For taxable property inside the City of Houghton, start with the City Assessor. Houghton County has a separate Equalization Department. The County Register of Deeds provides recorded deeds and other land documents; the title company checks the records needed for a particular sale.
How do estate papers, liens, or unpaid property taxes fit into the sale?
Tell us what you know and keep the actual papers available. The title company checks ownership, who can sign, mortgage payoffs, liens, taxes, and documents needed for settlement. The Houghton County Probate & Family Court directory is a local starting point for probate-court records, and the County Treasurer can answer questions about delinquent property-tax balances and tax-foreclosure information.
How do I know what I will receive at closing?
The settlement sheet shows the sale price, payoffs, liens, taxes, costs, and the amount scheduled for disbursement. 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.
Who pays Michigan transfer taxes when I sell to you?
When you sell to us, we pay the closing costs, including Michigan state and county real estate transfer taxes. Mortgage balances, liens, back taxes, and your share of current property taxes are separate. The actual state and county tax amounts depend on the sale and any applicable exemptions.
Ready to talk through your Houghton house?
Call 888-274-5006 or start with the address, condition, occupancy, and timing in the form above. You can begin before every property question is settled.