Janesville, WI · How selling works
How Selling Your Janesville House to Us Works
USA Home Buyers buys houses as-is in Janesville and throughout Rock County, Wisconsin. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You can start with what you know; we can talk through open questions as we review the house.
Prefer to talk? Call 888-274-5006.
We give written cash offers in 24 hours.
Tell us what you know about the house to start the conversation.
From first conversation to settlement
The sale, step by step
1. Talk through the property
Tell us the address, what you know about the house, who lives there, and when you would like to sell. We review its condition, title, mortgage payoff, occupancy, and who can sign for the sale. You can start while some details are still open.
2. Review the written offer and terms
We give you a written offer and clear written terms before you commit, so you can review the price, responsibilities, possession, timing, and costs up front. If you choose to sell, we close through a title company. Close as fast as 7 days when title and closing details allow.
3. Work through title and payoff details
We review the title, mortgage payoff, who lives in the house, and who can sign for the sale. The title company confirms ownership and works through payoff figures, liens, taxes, and other items that affect closing. A payoff is the amount needed to satisfy a mortgage or other debt; a lien is a recorded claim for money. We work through open questions with you using the records and statements already available.
4. Review the settlement sheet and close
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.
The settlement sheet shows how the sale price, payoffs, taxes, and other closing figures fit together. After you review the written terms and settlement figures, you can decide whether to sign and close. 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
The Cash Offer is a direct purchase by USA Home Buyers with no listing-agent showings. EZ Sale: Yes, partner visits.
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 Janesville calculator →
Questions about the two options? Call 888-274-5006.
County office
Rock County property records
Janesville is in Rock County, and the Rock County Register of Deeds keeps county property records. We work with the title company to check the records for your sale and sort out payoff or lien questions.
Closing numbers
See the figures that determine what you receive
The settlement sheet lays out the sale price and amounts paid at closing. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees. Mortgage payoffs, liens, back taxes, and your share of current property taxes are separate. Wisconsin’s real estate transfer fee is separate from those amounts. On a sale that isn't exempt, Wisconsin charges 30 cents for every $100 of the sale price, or part of $100. The fee is collected when the deed is recorded. Some transfers are exempt, and recording and other closing charges are separate from this fee. When you sell to us, we pay the Wisconsin real estate transfer fee.
Read the Wisconsin statutes on real estate transfer fees ↗ or the Wisconsin Department of Revenue’s 2025 transfer-fee report ↗.
Use the Janesville home-sale net-proceeds calculator to compare estimates with the closing figures. The title company confirms the final numbers for the sale.
When things get difficult
We stay with the sale when there are bumps
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 and next steps
Find the guidance that fits your situation
Each sale depends on the house and its paperwork. These Janesville pages cover common situations and next questions.
Questions about the Janesville selling process
Can I start before every property detail is settled?
Yes. Start with the address, what you know about the house, who lives there, and when you are thinking of selling. We can talk through the open questions as the sale is reviewed.
Do I have to repair, clean, or empty the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What does the title company check?
The title company checks the deed, ownership, who can sign, mortgage payoffs, liens, taxes, and other items that affect closing. The settlement sheet shows the final figures the title company confirms.
What is Wisconsin's real estate transfer fee?
On a sale that isn't exempt, Wisconsin charges 30 cents for every $100 of the sale price, or part of $100. The fee is collected when the deed is recorded. Some transfers are exempt, and recording and other closing charges are separate from this fee. When you sell to us, we pay the Wisconsin real estate transfer fee.
Start with the Janesville house and what you know
Questions before the paperwork is ready are welcome. Call 888-274-5006 or tell us about the property in the form.
We give written cash offers in 24 hours.
Share the address and what is going on with the house.