Martinsburg, WV · Berkeley County · How it works
How Selling Your Martinsburg House to Us Works
USA Home Buyers buys houses in the City of Martinsburg and Berkeley County, West Virginia. 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. Share the address and what you know about the house, its occupancy, and your timing.
Questions now? Call 888-274-5006.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the house. You can start before every detail is settled.
From first conversation to settlement
The sale, step by step
Tell us about the house
Start with the address, condition, who occupies the house, access, and the timing you are considering. If an estate, payoff, lien, tax account, notice, or deadline is part of the situation, tell us what you know. You can start the conversation before every property question is settled.
Talk through the property
We talk about the house as it sits, including its condition, access, occupancy, and timing. You can compare a direct sale with listing or another option. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Read the written offer and terms
We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing. Compare the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Work through title, signing authority, and payoffs
If you choose to move forward, the title company checks the deed, who can sign, mortgage payoff instructions, liens, tax items, and the 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. You can start while a property question is still being sorted out.
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.
Cash Offer or EZ Sale: compare the written numbers
Compare the written Cash Offer and EZ Sale terms with the sale path that fits your house. Either way, you decide after you have 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 | 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. |
Compare what you would keep after costs with the Martinsburg, WV calculator →
Questions about the two options? Call 888-274-5006.
A local detail that can affect the steps
Martinsburg and Berkeley County
Martinsburg is Berkeley County's county seat. The County lists the City of Martinsburg separately from the Town of Hedgesville, so check the property's actual municipality when a local rule or office matters.
Berkeley County municipalities ↗·Martinsburg seller resources and county offices →
Closing numbers
Read the settlement figures and transfer-tax line
The settlement sheet shows the sale price and how payoffs, liens, taxes, and other closing costs affect the amount scheduled for you. The title company confirms the final numbers.
West Virginia charges an excise tax when title to real estate transfers. The excise tax counts each $500 or fraction of value. The first county excise tax is $1.10 per $500, and an additional county excise tax starts at $0.55 per $500; a county commission may raise that additional rate to as much as $1.65. Taxable value includes liens the buyer takes over. The county clerk also collects a $20 Affordable Housing Fund fee before recording. State law assigns the tax to the seller unless the buyer accepts the deed without the tax paid; confirm the additional county rate and final figures for a Berkeley County sale with the closing professional.
When you sell to us, we pay the closing costs.
Your mortgage balance, liens, back taxes, and your share of current property taxes are separate.
When things get 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.
What sellers say about USA Home Buyers
Questions and contact
Find the next answer for your situation
Open a page that fits your situation, or compare the settlement numbers with the calculator. You can call or send the address before every property detail is settled.
Martinsburg process questions
Can I start before every property question is settled?
Yes. Call or send the address and what you know about condition, occupancy, access, and timing. You can begin while an estate, payoff, lien, tax, or title question is still being sorted out.
Do I need to repair or clean out the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What will I see before I decide whether to sell?
We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing.
Who checks title, signing authority, liens, and the payoff?
If you choose to proceed, the title company reviews the deed, who needs to sign, mortgage payoff instructions, liens, tax items, and closing documents. 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 closing costs do you pay in West Virginia?
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and your share of current property taxes remain separate.
Ready to talk about your Martinsburg house?
Call 888-274-5006 or start with the address and what you know about the property. You do not have to settle every question before the conversation.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and what you know about the house. You can start before every detail is settled.