Iron Mountain, MI · Dickinson County · How it works
How Selling Your Iron Mountain House to Us Works
1. Tell us about the house
USA Home Buyers buys houses as-is in Iron Mountain and Dickinson County, Michigan. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address, condition, who lives there, access, and timing. You can start the conversation before every property question is settled.
Call 888-274-5006 with a question or to talk about the house. You do not need every answer before you call.
Request a written cash offer2. The sale, step by step
From the first conversation to settlement
Talk through the house and your situation
Tell us what you know about the Iron Mountain house, its condition, occupancy, access, ownership, and timing. An estate, tenant, payoff, lien, tax account, or move date can be part of the conversation even if some details are still open.
Review the property as it sits
We ask practical questions about the house and review its condition. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We can also talk through listing, repairs, waiting, or another sale path.
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 deciding whether to proceed, compare another option, or stop before signing.
Work through title, signing authority, and payoffs
If you choose to proceed, the title company reviews the deed, who can sign, mortgage payoffs, liens, taxes, and documents needed for settlement. Keep the actual statements and notices available so the title company can check what applies to this property.
Review the settlement sheet and close
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. You're going to get a fair price and not have to do anything. Just show up at settlement.
3. Two ways to sell
Compare the Cash Offer and EZ Sale
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 the written price after mortgage payoffs, liens, back taxes, and your share of current property taxes; those obligations are separate from the program terms.
4. Useful local details
Check the city or county record for the property
The City of Iron Mountain assessor describes its assessing jurisdiction as the city. Dickinson County lists Iron Mountain among its cities and townships; nearby cities and townships are separate places, not Iron Mountain neighborhoods. If an assessment or county record matters to the sale, start with the office that keeps that record and confirm the property’s jurisdiction. The title company reviews the property-specific documents for closing.
5. Closing numbers
Review the settlement sheet and Michigan transfer taxes
For an ordinary taxable sale, Michigan 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. Dickinson County’s general county rate is another 55 cents per $500, or part. 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’s county, sale value, and any exemption need to be checked for the actual sale. State law generally makes the seller responsible.
When you sell to us, we pay the closing costs.
Your mortgage balance, liens, back taxes, and share of current property taxes are separate settlement items; this closing-cost statement does not pay them.
Compare what you might keep after costs with the Iron Mountain home-sale net-proceeds calculator →. The estimate can help you compare numbers; the title company confirms the final settlement figures.
6. 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.
7. Questions and contact
Iron Mountain guidance for your situation
If an estate, foreclosure notice, divorce, tenant, code issue, fire damage, or lien affects the next steps, open the page for that situation:
- Inherited property →
- Foreclosure questions →
- Selling during a divorce →
- Tenant-occupied property →
- Code violations →
- Fire-damaged property →
You can call before every property detail is settled. Call 888-274-5006 or send the address and what you know in the form below.
We'll give you a written cash offer within 24 hours.
Iron Mountain home-selling overviewIron Mountain and Dickinson County resourcesIron Mountain market reportIron Mountain selling questions
Iron Mountain selling-process questions
Can I start before every question about the Iron Mountain house is settled?
Yes. Start with the Iron Mountain address and what you know about the condition, occupancy, access, ownership, and timing. Open questions can be part of the first conversation.
What is the difference between a Cash Offer and EZ Sale?
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.
Who checks title, payoffs, and the settlement figures?
The title company reviews the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. Keep the actual statements and notices available so the title company can check what applies to the property.
How are Michigan state and county transfer taxes figured?
For an ordinary taxable sale, Michigan state real estate transfer tax is $3.75 per $500 of value, or part of $500. Dickinson County’s general county rate is another 55 cents per $500, or part. State and county exemptions are separate, so the amount for a specific sale depends on the property, sale value, and any exemption. 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 remain separate.
How do I review the amount scheduled for closing?
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.