Madison, WI · Dane County · How the process works
How Selling Your Madison House to Us Works
Tell us about the house
USA Home Buyers buys houses as-is in Madison and Dane County, Wisconsin. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address, condition, occupancy, access, and timing you know. You can contact us before every property question is settled.
Call 888-274-5006 to talk through the house, or use the form beside this explanation.
Tell us about the house
From the first conversation to settlement
The Madison sale, step by step
Step 1: Start with the house and what you know
Start with the Madison address and what you already know about the house, who lives there, access, or timing. You can contact us before every property question is settled. If there is an estate, tenant, payoff, lien, tax notice, or deadline, we can talk through what matters for the sale.
Step 2: Talk through the property and sale choices
We ask practical questions about the house and look at it as it sits. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. A Cash Offer is a direct sale to USA Home Buyers, with no listing-agent showings. EZ Sale goes to one of our partners. We talk through which choice fits the house and your situation.
Step 3: Read the written offer and terms
We give written cash offers in 24 hours. We give you the offer and sale terms in writing before you commit, so you can review the price and conditions up front. If you choose to sell to us, a title company handles the closing. Close as fast as 7 days when title and closing details allow.
Step 4: Work through title, authority, and payoffs
We review title, who owns the house and can sign, occupancy, mortgage payoffs, liens, and taxes with the title company. The title company checks what affects this sale and what is needed to close. A mortgage payoff is the amount needed to pay off a loan; a lien is a recorded claim for money against the property.
Step 5: 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.
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. |
Compare what you might keep after costs with the Madison home-sale calculator →
A local estate detail
Estate sales in Dane County
If an estate case is filed in Dane County, its Circuit Court provides probate information. We work with the title company to review the estate papers and confirm who can sign, so you can start with what you have. Dane County Circuit Court probate information ↗
Wisconsin closing figures
Review the settlement sheet and transfer fee
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.
On a sale that isn't exempt, Wisconsin charges the seller 30 cents for every $100 of the sale price, or part of $100. That's $300 on a $100,000 sale. The fee is collected when the deed is recorded. Some transfers are exempt, and recording and other closing charges are separate.
When you sell to us, we pay the Wisconsin real estate transfer fee.
When you sell to us, we pay the closing costs. No fees. No agent commissions when you sell to us. Your mortgage balance, liens, back taxes, and share of current property taxes remain separate settlement figures.
When the process 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.
Questions and next steps
Madison seller pages and planning tools
Open the page that matches your next question or use the calculator to compare planning figures.
Madison sale-process questions
Can I start the conversation before every property question is settled?
Yes. Call 888-274-5006 or send the Madison address and what you know so far. You can start while ownership, access, occupancy, payoff, lien, tax, or timing details are still being gathered.
Do I need 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.
How do the Cash Offer and EZ Sale choices differ?
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, signing authority, and mortgage payoffs?
The title company checks the deed, ownership, who can sign, mortgage payoffs, liens, taxes, and documents needed for closing. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim for money against the property.
What does the settlement sheet show, and when do we review it?
It 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.
Ready to talk through your Madison house?
Call 888-274-5006 or start with the address, condition, occupancy, and timing in the form above. Questions before documents are ready are welcome.
Return to the property form ↑·Madison home-selling overview →