Peru, IN · Miami County · How the sale works
How Selling Your Peru House to Us Works
USA Home Buyers buys houses as-is in Peru and Miami County, Indiana. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You can call or use the form before every property question is settled; start with the address and what you know.
Questions before you have all the details? Call 888-274-5006.
Tell us about the houseWe'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Start with the address and what you know. Other property details can be sorted out in the conversation.
From the first conversation to settlement
The sale, step by step
Step 1: Start with what you know about the house
Begin with the Peru address, the house's condition, who occupies it, access, and the timing you have in mind. You can start the conversation before every property question is settled. Tell us what you know about an estate, tenant, notice, payoff, lien, or deadline; unknown details can be sorted out as the questions come up.
Step 2: Talk through the property and your choices
We ask practical questions about the house as it stands, including repairs, access, occupancy, and timing. We talk through the choices that fit the property, including a direct sale, listing, or another path. You do not need to have every answer before this conversation.
Step 3: 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. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Step 4: Let the title company check ownership and payoffs
If you choose to proceed, the title company checks the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for closing. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a claim for money against the property. Share the statements, notices, or estate papers you have so the right questions can be identified.
Step 5: Review the settlement sheet
The settlement sheet shows how the sale money breaks down, including the price, payoffs, liens, taxes, other listed costs, and the amount scheduled for disbursement. 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.
Step 6: Sign and close if you decide to proceed
You decide whether the written terms work for you. If you proceed, sign the closing papers through the title company and receive the sale proceeds under its closing 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
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 | 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 Peru calculator →
Questions about the two options? Call 888-274-5006.
Peru and Miami County details
Check the jurisdiction for the property
Miami County maps separate Peru, Bunker Hill, and Converse planning jurisdictions. For a local question that depends on the jurisdiction, check the property's address against the county map.
Before settlement
Read the closing numbers
The settlement sheet shows the sale price, mortgage payoff, liens, taxes, other listed charges, and the amount scheduled for disbursement. The title company confirms the final numbers for the property.
When you sell to us, we pay the closing costs.
Your mortgage balance, liens, back taxes, and 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 Peru house
Call 888-274-5006 or send the address and what you know about the property. You can start before every payoff, estate detail, or timing question is settled.
- Inherited property and estate questions →
- Foreclosure and deadline questions →
- Selling during a divorce →
- Tenant-occupied property →
- Code notices and repairs →
- Fire damage →
- Property liens and back taxes →
- Compare possible sale proceeds with the Peru calculator →
- Peru home-selling overview →
Questions about selling a Peru house
Can I start before every property question is settled?
Yes. Start with the Peru address and what you know about the condition, occupancy, access, and timing. You can tell us which estate, payoff, lien, or deadline details are still unknown.
Do you buy houses as-is in Peru and Miami County?
Yes. USA Home Buyers buys houses as-is in Peru and Miami County, Indiana. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What will I see before deciding whether to sell?
We give written cash offers in 24 hours. Written offer and written terms before you commit; title-company closing.
How do I understand the closing figures?
The settlement sheet lays out the sale price, mortgage payoffs, liens, taxes, other listed costs, and the amount scheduled for disbursement. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes, and share of current property taxes are separate settlement items.
Are Peru and Miami County the same jurisdiction?
No. Peru is a city in Miami County. The county map identifies separate Peru, Bunker Hill, and Converse planning jurisdictions; check the property address against the map when a local question depends on the jurisdiction.
Ready to talk through your Peru 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.