Ludington, MI · Mason County · How the sale works

How Selling Your Ludington House to Us Works

USA Home Buyers buys houses as-is in Ludington and Mason County, Michigan. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can start the conversation before every property question is settled; begin with the address and what you know.

Questions before you have all the details? Call 888-274-5006.

Ask about a cash offer

We'll give you a written cash offer within 24 hours.

We give written cash offers in 24 hours.

Start with the address and what you know about the house. You can begin before every property question is settled.

From the first conversation to settlement

The sale, step by step

Step 1: Tell us what you know about the house
Start with the Ludington address, the house's condition, who occupies it, access, and the timing you are considering. Mention an estate, payoff, lien, tax notice, tenant, or repair issue if it is part of the situation. You can start the conversation before every property question is settled.
Step 2: Talk through the property
We ask practical questions about the house, its condition, access, occupancy, ownership, and timing. 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 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 you decide whether to proceed, compare another path, or stop before signing.
Step 4: Let the title company check ownership and payoffs
If you choose to proceed, the title company checks the deed, who can sign, mortgage payoff information, liens, taxes, and the documents needed for closing. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a claim for money against the property. Bring the statements, notices, or estate papers you have so the right questions can be identified.
Step 5: Review the settlement sheet
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 whether to close
If you choose to proceed, the closing is 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

Compare the written Cash Offer and EZ Sale terms. You choose the path that works for your house and situation.

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 Ludington calculator →

Questions about the two options? Call 888-274-5006.

Local details that can affect the steps

Check which office handles the property question

Ludington and Mason County have separate permit routes. The City's Building Department handles construction and site-work permits and inspections inside city limits. Mason County's Building Department describes countywide electrical, mechanical, and plumbing permit routing and lists Ludington separately from other jurisdictions. A mailing address or county reference alone does not establish the permit jurisdiction for a parcel, so check the property's actual location when deciding which office to contact.

For delinquent property-tax questions, the City directs buyers and sellers to Mason County. That account is different from the seller's share of current property taxes shown in the closing figures.

Closing numbers

Read the settlement figures before closing

The settlement sheet shows the sale price, mortgage payoffs, liens, taxes, other listed costs, and the amount scheduled for disbursement. Ask the title company about any line you do not recognize. 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.

When you sell to us, we pay the closing costs.

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. The county transfer tax is generally another 55 cents for each $500, or part. State and county exemptions are separate, so the applicable amount depends on the property, sale value, and any exemption. The title company confirms the figures for the sale.

The closing-cost payment does not include a seller's mortgage, liens, back taxes, or share of current property taxes.

Compare possible Ludington net proceeds with the calculator →

When things get difficult

We keep working through the 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.

Questions and contact

Find the next step for your Ludington house

Call 888-274-5006 or send the address and what you know about the property. You can start before every payoff, estate detail, or timing question is settled.

Ludington process questions

Can I start before every property question is settled?

Yes. Start with the Ludington address and what you know about the house, who occupies it, access, and timing. You can tell us which details about an estate, payoff, lien, or tax notice are still unknown.

Do you buy houses as-is in Ludington and Mason County?

Yes. USA Home Buyers buys houses as-is in Ludington and Mason County, Michigan. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.

What do I see before I decide whether to sell?

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.

Which office handles permit or delinquent-tax questions?

The City of Ludington handles construction and site-work permits and inspections inside city limits. Mason County describes countywide electrical, mechanical, and plumbing permit routing and distinguishes Ludington from other listed jurisdictions. The City directs delinquent property-tax questions to Mason County. Check the parcel jurisdiction for the right permit route.

What does the closing-cost payment cover?

When you sell to us, we pay the closing costs. It does not include a seller's mortgage, liens, back taxes, or share of current property taxes. The closing section explains the transfer-tax rates and settlement figures.

Talk through your Ludington house

Call 888-274-5006 or use the form above to start with the property address, condition, occupancy, and timing. Questions before every detail is settled are welcome.