Middlebury, Vermont · How it works
How Selling Your Middlebury House to Us Works
USA Home Buyers buys houses as-is in the Town of Middlebury and Addison County. We talk through the property and your timing, then explain the written choices before you decide what works for you.
We answer 24/7 at 888-274-5006.
Tell us about the Middlebury house
Start with the address, condition, occupancy, and timing. It is fine if some details are still being sorted out.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share what you know about the address, condition, occupancy, and timing.
From the first conversation to settlement
The sale, step by step
Step 1: Start with what you know about the house
Share the address, condition, occupancy, access, ownership, and the timing you are considering. You can start the conversation before every property question is settled. USA Home Buyers buys houses as-is in the Town of Middlebury and Addison County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Step 2: Talk through the property and sale choices
We talk through the house as it sits, what matters to you, and the choices in front of you. That can include a Cash Offer, EZ Sale, listing, or another path. We give written cash offers in 24 hours.
Step 3: Read the written terms before you decide
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. Ask questions and compare the choices before deciding whether to proceed.
Step 4: Let the title company check the details
The title company checks the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. Keep current statements, notices, and estate papers that apply to the house available so the right questions can be answered.
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. At closing, the title company handles the final documents and disbursement instructions.
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 direct Cash Offer with EZ Sale, which goes to one of our partners. Review the program terms and choose the written numbers that fit your 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 Middlebury calculator →
Questions about the two options? Call 888-274-5006.
Middlebury and Addison County
Local records and the closing process
Middlebury is in Addison County. The Town's adopted 2017 plan identifies Middlebury as the county seat and the county's economic center. For local deed-recording matters, the Town Clerk maintains land records including deeds and mortgages. The Town Clerk's Office is at 77 Main Street, first floor.
The Town provides an online land-records index for records from 1955 to current. It can help locate recorded documents, but it is not a title opinion; the title company checks the records needed for your sale.
Before you sign
Review the settlement numbers and Vermont transfer tax
The settlement sheet shows the sale price and how the money is allocated, including mortgage payoffs, liens, taxes, costs, and the amount scheduled for disbursement. Ask the title company about any line you do not recognize.
When you sell to us, we pay the closing costs.
Vermont's general property transfer tax is 1.25%, plus a 0.22% Clean Water Surcharge, for a total of 1.47%. A house fit for year-round living that is neither the buyer's principal residence nor a qualifying long-term rental has a higher total rate of 3.62%. Principal residences and exempt transfers have different treatment; the closing attorney applies the right category. Your mortgage, liens, back taxes, and share of current property taxes are separate.
Read the Vermont Department of Taxes' property transfer tax guidance ↗
When the process gets difficult
We stay with the sale
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
Find guidance for your situation
If an estate, court notice, tenant, repair issue, fire, lien, or back-tax question is part of the sale, use the Middlebury page for that situation. You can also use the calculator in the Cash Offer and EZ Sale comparison above.
Middlebury process questions
Can I start before every property detail is settled?
Yes. Start with the address and what you know about condition, occupancy, access, ownership, and timing. You can talk through the open questions as part of the first conversation.
What do I review before deciding whether to sell?
You get a written offer and written terms before you commit, with a title-company closing. Read the price, responsibilities, possession, timing, costs, and property-specific conditions, and ask questions before deciding whether to proceed.
Who reviews the settlement sheet and confirms the final numbers?
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 about your Middlebury house?
Call 888-274-5006 or start with the property address, condition, occupancy, and timing in the form above. Questions before documents are ready are welcome.