Town of St. Johnsbury · Caledonia County, Vermont · How the sale works
How Selling Your St. Johnsbury House to Us Works
1. Tell us about the house
USA Home Buyers buys houses as-is in the Town of St. Johnsbury and Caledonia County, Vermont. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address, condition, who lives there, access, ownership, and timing. You can start the conversation before every property question is settled.
Call 888-274-5006 with a question. You do not need every answer before you call.
Request a written cash offer2. The sale, step by step
From the first conversation to settlement
Talk through the property and situation
Tell us what you know about the house, its condition, occupancy, access, ownership, and timing. An estate, tenant, mortgage payoff, lien, tax balance, code notice, or move date can be part of the conversation even if some details are still open.
Review the house as it sits
We ask practical questions about the house and its current condition. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We can also talk through listing, repairs, waiting, or another sale path.
Read the written offer and terms
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, timing, costs, and property-specific conditions before deciding whether to proceed, compare another option, or stop before signing.
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 settlement. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a claim for money against the property. Bring the statements, notices, or estate papers you have so the title company can check what applies to this sale.
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
3. Two ways to sell
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 St. Johnsbury calculator →
Questions about the two options? Call 888-274-5006.
4. Useful Vermont detail
If the house is part of an estate
In Vermont, the executor or administrator—the person handling the estate—needs a probate-court license to sell estate real estate. If the will expressly gives that person power to sell, the court issues a license without the usual notice or hearing for property covered by that power. That shortcut does not apply to a dwelling where a surviving spouse, heir, devisee, or legatee is living. The closing attorney confirms the required license and who must sign. See the Vermont statute on a probate-court license to sell estate real estate ↗ or our Vermont inherited-property guidance. You can start the property conversation while you gather the estate papers.
5. Closing numbers
Check the Vermont property transfer tax category
The settlement sheet shows the sale price, mortgage payoffs, liens, taxes, closing costs, and the amount scheduled for disbursement. 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.
When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes and share of current property taxes are separate.
Vermont Department of Taxes: property transfer tax rates and use categories ↗
6. 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.
7. Questions and contact
Find the next step for your St. Johnsbury house
If an estate, foreclosure notice, tenant, or code notice affects the next steps, see the local guidance for that situation:
St. Johnsbury selling-process questions
Can I start before every question about the house is settled?
Yes. Start with the St. Johnsbury address and what you know about the condition, who lives there, access, ownership, and timing. You can bring up open questions during the first conversation.
Do you buy houses as-is in St. Johnsbury and Caledonia County?
Yes. USA Home Buyers buys houses as-is in the Town of St. Johnsbury and Caledonia County, Vermont. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Who checks ownership, payoffs, and liens?
If you decide to proceed, the title company checks the deed, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. Bring the statements, notices, or estate papers you have so it can check what applies to the property.
What Vermont transfer tax applies to a house sale?
The rate depends on how the buyer will use the property. The 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 will apply the right category. When you sell to us, we pay the closing costs. Your mortgage, liens, back taxes and share of current property taxes are separate.
How do I review the money expected at settlement?
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.
Talk with us about your St. Johnsbury house
Call 888-274-5006 or use the form with the address and what you know. You can call before every property detail is settled.
Tell us about the house