Livingston County Clerk & Recorder ↗
Use the county office page for current deed, land-record, and recording information.
Pontiac, IL · How the process works
How Selling Your Pontiac House to Us Works
USA Home Buyers buys houses as-is in Pontiac, Illinois and Livingston County. You can start the conversation before every property question is settled. Tell us what you know about the address and the situation, and we will talk through the next steps.
We give written cash offers in 24 hours.
Call 888-274-5006 or send the property address through the form.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Start with the address and the property details you know.
Seller reviews
Read homeowner reviews
See what sellers say about working with us
The sale, step by step
From the first property conversation to settlement
1. Tell us what you know about the house
Start with the Pontiac address, condition, occupancy, access, and timing. You can bring up repairs, belongings, an estate, tenants, a payoff, a lien, a tax account, or a notice even if some details are still uncertain. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
2. Talk through the property and read the offer
We ask practical questions about the house and discuss what the sale would involve. We give written cash offers in 24 hours. You receive written terms before you commit; read the price, responsibilities, possession, timing, costs, and any property-specific conditions, then ask questions before deciding.
Written offer and written terms before you commit; title-company closing.
3. Let the title company work through title and payoffs
The title company checks the deed, who needs to sign, mortgage payoffs, liens, tax balances, and the documents needed for closing. If a property or estate question is unresolved, you can raise it while the sale is being discussed; the title company and the appropriate professional can identify what still needs to be confirmed. Mortgage balances, liens, back taxes, and your share of current property taxes remain separate from our closing-cost payment.
4. 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
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 Pontiac calculator →
Questions about the two options? Call 888-274-5006.
Pontiac and Livingston County details
Use the county office that handles the record
Pontiac is in Livingston County. These official county pages can point you to the right place for deed and recording, assessment, or property-tax questions. The title company still checks the records and figures that apply to the particular sale.
Livingston County Supervisor of Assessments ↗
Find the county assessment office when you need to look up assessment or valuation records.
Livingston County Treasurer ↗
Check the county Treasurer’s page for current property-tax payment information.
Closing numbers
Check the settlement sheet and transfer-tax lines
Read the sale price, mortgage payoff, liens, taxes, closing costs, and the amount scheduled for disbursement on the settlement sheet. Ask the title company about any figure you do not recognize; it confirms the final numbers.
For a taxable transfer, Illinois charges 50 cents for each $500 of taxable value, or part of $500. A county can add 25 cents for each $500, and some cities impose their own transfer taxes. The property's actual county and city, taxable value, and any exemption determine which local tax lines apply and the amount. The title company can confirm the figures for the specific property.
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. This does not pay the seller's mortgage, liens, back taxes or share of current property taxes.
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
Here's what sellers have said about working with us.
“I owned a rental on Willow Street in Normal for eight years, mostly ISU students. The last tenant left in April and took the back door handle. I'm not exaggerating — they took the handle. Also left the stove on and melted the backsplash. USA Home Buyers bought it as-is in ten days. Done being a landlord.”
“The judge ordered the house sold as part of the McLean County dissolution. We couldn't agree on a listing price, couldn't agree on an agent, couldn't agree on repairs. Our attorneys finally said get a cash offer and split it. USA Home Buyers came in, we got a number both of us could accept, and closed in sixteen days. That was the last thing we had to agree on.”
“After Rivian cut production shifts and my hours dropped, I fell behind on the mortgage. Four months behind, and the lender filed in McLean County Circuit Court. I didn't know I still had $47,000 in equity and could sell out from under the foreclosure. USA Home Buyers explained the options, had a written offer the next day, and we closed in fourteen days. The foreclosure was dismissed.”
Questions and contact
Pontiac process questions
Can I start before every property question is settled?
Yes. Call or use the form with the facts you have. The address, condition, occupancy, access, and timing give us a starting point; unknown details can stay unknown while the first conversation begins.
What does selling as-is mean?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. The title company still works through the sale and closing details.
What do I get before I commit?
Written offer and written terms before you commit; title-company closing. Read the terms and ask questions before deciding whether the sale path works for you.
How do the Cash Offer and EZ Sale 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. Cash Offer — USA Home Buyers buys directly. 30 days or less. Lower price. No repairs, no commissions, no closing costs. EZ Sale — goes to one of our partners. 60 days or less. Higher price than the Cash Offer. Still no repairs, no commissions, no closing costs.
Who checks title, payoffs, and the final settlement figures?
The title company works through the deed, signing authority, mortgage payoffs, liens, taxes, and the documents needed for settlement. 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.
What closing costs and Illinois transfer taxes do you pay?
When you sell to us, we pay the closing costs, including the Illinois state, county and city transfer taxes. This does not pay the seller's mortgage, liens, back taxes or share of current property taxes.
What if there are bumps in the road?
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.
Related Pontiac pages and calculator
Open the page that matches your situation, or use the calculator to compare what you might keep after sale costs.
Inherited-property guidance →Probate-property guidance →Foreclosure guidance →Divorce-sale guidance →Tenant-occupied property guidance →Code-violation guidance →Fire-damage guidance →Property-liens and back-tax guidance →Pontiac seller FAQs →
Pontiac, IL Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Talk through a Pontiac house
Call 888-274-5006 or send the property address and the details you know.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address, condition, occupancy, and timing.