Manhattan, KS · Riley and Pottawatomie Counties · How the process works
How Selling Your Manhattan House to Us Works
Tell us about the house
USA Home Buyers buys houses as-is in Manhattan, Kansas, and in Riley and Pottawatomie Counties. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address and what you know about the condition, access, occupancy, and timing. You can start the conversation before every property question is settled.
Prefer to talk first? Call 888-274-5006.
Tell us about your Manhattan houseWe give written cash offers in 24 hours.
Share the address and what you know about the property.
We'll give you a written cash offer within 24 hours.
From the first conversation to settlement
The sale, step by step
Start with what you know
Share the address, condition, occupancy, access, and timing you are considering. Mention an estate, tenant, code notice, payoff, lien, back taxes, or deadline if it is part of the situation. You can call before every detail is settled.
Talk through the property
We ask practical questions about the house, access, occupancy, ownership, and timing. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We give written cash offers in 24 hours.
Read the written offer and terms
Written offer and written terms before you commit; title-company closing. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before deciding whether to proceed.
Work through title and payoffs
The title company checks ownership and signing authority, mortgage payoffs, liens, taxes, and the documents needed for closing. Payoff amounts, estate authority, and other property-specific questions are reviewed before the settlement figures are final.
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.
Choose whether to close
You decide whether to proceed after reading the written terms. If you sell to us, You're going to get a fair price and not have to do anything. Just show up at settlement. The title company handles the closing.
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 | None |
| 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 | Written offer and written terms before you commit; title-company closing. | Written offer and written terms before you commit; title-company closing. |
| 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. |
Want to compare estimated net proceeds after editable costs? Open the Manhattan home-sale net-proceeds calculator →
Local property records
Manhattan properties can involve two counties
Manhattan includes parts of Riley and Pottawatomie Counties, so confirm which county applies to the property. The county Register of Deeds directories are useful starting points for local property-record questions; the title company confirms which records are needed for your closing.
Closing numbers
Kansas transfer taxes and recording fees
Kansas does not charge a real-estate transfer tax or deed tax. The state mortgage registration tax ended on January 1, 2019. County recording fees still apply: $21 for the first page of a deed or mortgage and $17 for each additional page. The rates are the same in every county; the total depends on the pages recorded, and the title company confirms the exact charges.
When you sell to us, we pay the closing costs. Your mortgage payoff, liens, back taxes, and share of current property taxes are separate settlement items.
When things get difficult
Questions can come up along the way
Title, payoff, estate, tenant, tax, or timing questions can change what needs to happen before a sale closes. Share what you know; the title company and the appropriate professional can help identify what still needs to be checked.
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 about selling a Manhattan house
Questions about selling a Manhattan house
Can I start the conversation before every property question is settled?
Yes. Call or send the Manhattan address and what you know so far. Condition, access, occupancy, ownership, payoff, lien, or timing questions can be sorted out as the conversation continues.
What happens after I tell you about the house?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing.
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.
Which county office handles the property records?
Manhattan includes parts of both Riley and Pottawatomie Counties. Confirm which county applies to the property; the title company can identify the records needed for this closing.
Does Kansas charge a transfer tax when a house sells?
Kansas does not charge a real-estate transfer tax or deed tax. County recording fees still apply, and the title company confirms the exact charges. When you sell to us, we pay the closing costs. Mortgage payoffs, liens, back taxes, and your share of current property taxes are separate settlement items.
How will 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.
Questions before the paperwork is ready?
Start with the property address and what you know. Call 888-274-5006 or use the form to tell us about the house.
We give written cash offers in 24 hours.
Share the address and what is going on with the house.
We'll give you a written cash offer within 24 hours.