Post Falls, ID · Kootenai County · How the sale works
How Selling Your Post Falls House to Us Works
USA Home Buyers buys houses in Post Falls and Kootenai County. 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 house. We can talk through its condition, who lives there, access, ownership, and timing before every question is settled.
We answer 24/7 at 888-274-5006.
Tell us about the houseWe give written cash offers in 24 hours.
Share the address and what you know. We can talk through the open questions together.
From first contact through settlement
The Post Falls sale, step by step
1. Tell us about the house
Start with the address, condition, who lives there, and your timing. If you have a mortgage payoff, lien, tax, tenant, or estate question, tell us what you know. You can call before you have every detail.
2. Talk through the property and choices
We ask about the house as it stands, including repairs, access, occupancy, ownership, and timing. We give written cash offers in 24 hours. You get a written offer and written terms before you commit, and we close through a title company. Read the price, responsibilities, possession, costs, and timing before you decide whether to go ahead.
3. Compare the written sale choices
Look at the written numbers and terms side by side. You choose the option that works for you, including whether to sell directly, use EZ Sale, list, or take another path.
4. Let the title company check the details
If you decide to proceed, the title company checks the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. We talk through access, occupancy, belongings, and timing with you as the sale moves ahead.
5. Review the settlement sheet
The 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.
6. Sign and close
You get a written offer and written terms before you commit, and we close through a title company. Close as fast as 7 days when title and closing details allow. 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
No agent commissions when you sell to us.
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 Post Falls calculator →
Questions about the two options? Call 888-274-5006.
Closing numbers in Idaho
Review the settlement sheet and deed recording fee
Idaho has no state real estate transfer tax. Kootenai County charges $15 to record a deed of up to 30 pages. See Kootenai County recording information ↗ and Idaho Code Title 63 ↗.
When you sell to us, we pay the closing costs. No fees
Your mortgage payoff, liens, back taxes, and share of current property taxes are separate settlement items.
When a sale gets 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 our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Questions and next steps
Talk through your Post Falls house
Call 888-274-5006 or use the form above. You can start while questions about the house are still open.
Questions about selling in Post Falls
Can I call before I have every answer about the house?
Yes. Start with the Post Falls address and what you know about condition, who lives there, access, and timing. You can tell us what is still uncertain.
Do you buy houses as-is in Post Falls?
Yes. USA Home Buyers buys houses in Post Falls and Kootenai County. 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. You get a written offer and written terms before you commit, and we close through a title company.
How soon can we close?
Close as fast as 7 days when title and closing details allow.
Who pays Idaho closing costs and the deed recording fee?
Idaho has no state real estate transfer tax. Kootenai County charges $15 to record a deed of up to 30 pages. 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.
What does the settlement sheet show?
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 through your Post Falls house?
Call 888-274-5006 or send the property details above. Start with what you know; you can bring up the questions that are still open.