Madison, MS · Madison County · How the sale works
How Selling Your Madison House to Us Works
Tell us about the house
USA Home Buyers buys houses as-is in Madison and Madison County, Mississippi. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can start with the address and what you know about the property, even if some details are still unsettled.
Ask us about a cash offer. Call 888-274-5006 or use the form to start.
Tell us about your houseWe give written cash offers in 24 hours.
Share the Madison address and what you know about the house. You can start before each detail is settled.
From the property conversation to settlement
The sale, step by step
Talk through the property as it is
We ask about the house's condition, repairs, who lives there, access, and timing. You can start the conversation before every property question is settled; share what you know and we can talk through what still needs to be checked.
Read the written offer and terms
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.
Work through title and payoff details
The title company reviews the deed, ownership, who can sign, mortgage payoff information, liens, tax items, and the documents needed for closing. If a payoff, lien, or estate detail is unclear, tell us what you know; those questions can be worked through while the sale is being prepared.
Review the settlement sheet and close
The 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.
Two ways to sell to us
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. |
A Mississippi closing detail
Deed recording fees in Madison County
Mississippi has no state real-estate transfer tax. A deed is subject to recording fees instead. For a Madison County property, the Chancery Clerk applies the statutory fee schedule and any other recording charge. Mississippi Department of Revenue tax laws and regulations ↗.
Closing numbers
See how the settlement figures add up
The settlement sheet shows the sale price, mortgage payoff, liens, tax items, recording fees, other costs, and the amount scheduled for disbursement. We review the figures with you before closing.
When you sell to us, we pay the closing costs.
Mortgage balances, liens, back taxes, and your share of current property taxes are separate settlement items.
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 Madison house
Call 888-274-5006 or use the form above to talk through the property. You can start with what you know.
Common Madison process questions
Can I contact you before every property detail is settled?
Yes. Start with the Madison address and what you know about the condition, occupancy, access, and timing. You can tell us which details are still unknown.
Who reviews the title and payoff details?
The title company reviews the deed, ownership, who can sign, mortgage payoff information, liens, tax items, and documents needed for closing. You can begin the conversation while those details are still being checked.
Does Mississippi charge a real-estate transfer tax?
Mississippi has no state real-estate transfer tax. Deeds are subject to recording fees instead; the Madison County Chancery Clerk applies the statutory fee schedule and any other recording charge.