Keyser, WV · Mineral County · How it works
How Selling Your Keyser House to Us Works
USA Home Buyers buys houses as-is in Keyser and Mineral County, West Virginia. Start with the address and what you know about the house; you can begin the conversation while other property questions are still being sorted out.
Prefer to talk first? Call USA Home Buyers at 888-274-5006.
We give written cash offers in 24 hours.
Share the address and what is happening with the property.
From first conversation to settlement
The Keyser sale, step by step
1. Tell us about the house
Share the property address, condition, who lives there, access, and the timing you are considering. Mention an estate, tenant, payoff, lien, tax account, code notice, or foreclosure notice if it is part of the situation. You can start with what you know.
2. Talk through the house and your choices
We discuss the house as it sits, including repairs, occupancy, access, and timing. You can compare selling directly with listing or another path. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
3. Read the written offer and terms
We'll give you a written cash offer within 24 hours. You get a written offer and written terms before you commit, and we close through a title company. The written terms lay out the price, responsibilities, possession, timing, costs, and property-specific conditions clearly before you decide whether to proceed.
4. Work through title, authority, and payoff details
You do not need every answer or paper in hand to start. If you choose to proceed, we review title, payoff, occupancy, seller authority, liens, taxes, and closing documents with the title company. The lender, creditor, or tax office confirms the current amount owed. Close as fast as 7 days when title and closing details allow.
5. 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.
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 Keyser calculator →
Questions about the two options? Call 888-274-5006.
Local details that can affect the next step
City and county permit questions go to different offices
City of Keyser City Hall handles city permit questions; Mineral County Planning Commission handles county building and demolition permits. A permit notice can be part of our conversation about the house, and you can start before every detail is settled.
Closing numbers
Review the settlement figures and transfer taxes
The settlement sheet lists the sale price, mortgage payoff, liens, taxes, closing costs, and 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.
West Virginia’s first county real-estate transfer excise tax is $1.10 per $500 of value. An additional county excise tax starts at 55 cents per $500, and the county commission may raise that additional tax to as much as $1.65 per $500. Each $500 or fraction counts, and value includes liens the buyer takes over. The actual additional rate depends on the county. The County Clerk also collects a $20 Affordable Housing Fund fee before recording. State law places the tax on the seller unless the buyer accepts the deed without the tax paid.
When you sell to us, we pay the closing costs.
Your mortgage balance, liens, back taxes, or your share of current property taxes are separate from the closing costs we pay. The title company can confirm the amounts that apply to this sale.
- West Virginia Code §11-22-2: excise-tax rates, additional county tax, fee, and payment ↗
- West Virginia Code §11-22-1: taxable value and excluded transfers ↗
To compare possible listing proceeds with an as-is sale, use the Keyser home-sale net-proceeds calculator →
When something 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.
Keyser selling process questions
Can I start the conversation before every property question is settled?
Yes. Start with the address and what you know about the house, its condition, who lives there, access, and timing. You can bring up an estate, payoff, lien, tax account, or notice while those details are still being sorted out.
Do I need to repair or clean the house before selling to you?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What do I receive before I decide?
We'll give you a written cash offer within 24 hours. You get a written offer and written terms before you commit, and we close through a title company.
How are the Cash Offer and EZ Sale different?
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 the deed, payoff, and liens?
If you choose to proceed, the title company reviews the deed, who needs to sign, mortgage payoff instructions, liens, taxes, and the closing file. The lender, creditor, or tax office confirms the current amount owed; a recorded lien is not itself a payoff figure.
How do I review the 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. You're going to get a fair price and not have to do anything. Just show up at settlement.
Who pays the West Virginia transfer excise taxes when I sell to you?
When you sell to us, we pay the closing costs. Mortgage balances, liens, back taxes, and your share of current property taxes remain separate.
More Keyser seller information
Open the page for the situation in front of you, or use the calculator to compare estimated proceeds with editable assumptions.
Ready to talk through your Keyser house?
Call USA Home Buyers at 888-274-5006 or start with the address, condition, occupancy, and timing you know. You can begin before every property question is settled. Request a written cash offer →