Strasburg, VA · Shenandoah County · How the sale works
How Selling Your Strasburg House to Us Works
USA Home Buyers buys houses as-is in the Town of Strasburg and Shenandoah County, Virginia. You can talk with us before every property question is settled.
We answer 24/7 at 888-274-5006. Call to talk about the house or start with the form.
Tell us about the houseWe'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. Start with what you know.
1. Tell us about the house
Start with what you know
The address and what you know about condition, occupancy, access, and timing give the conversation a starting point. A USA Home Buyers buyer will listen to what is happening with the property and talk through what comes next. You do not need every answer before the first conversation.
2. The sale, step by step
From the property conversation to settlement
Talk through the property
A USA Home Buyers buyer will talk with you about the address, condition, who lives there, access, ownership, and timing. Tell us what you know about an estate, tenant, notice, payoff, lien, tax account, or move deadline. You can start before every property question is settled. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
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 you decide whether to proceed.
Work through title, signing authority, and payoffs
The title company reviews the deed, who can sign, mortgage payoffs, liens, tax items, and the documents needed for closing. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim for money. If an estate or court matter is involved, bring the papers you have so the right records and signing details can be checked.
Review the settlement sheet and close
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. The title company handles the closing.
What settlement means for you
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 | 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 Strasburg calculator →
Questions about the two options? Call 888-274-5006.
4. Useful local details
A Town of Strasburg property can have two real-estate-tax bills
Shenandoah County says a property within an incorporated town receives a separate Town real-estate-tax bill in addition to the county bill. The Town's 2018 comprehensive plan distinguishes the Town limits from a wider study area, so check the parcel rather than assuming its tax accounts from a Strasburg mailing address. If both bills apply, keep their current statements available when the property's tax lines are reviewed for settlement.
Shenandoah County real-estate-tax guidance ↗Town of Strasburg comprehensive plan ↗
5. Closing numbers
Review the settlement figures and Virginia tax lines
The settlement sheet shows the sale price, mortgage payoffs, liens, taxes, costs, and the amount scheduled for disbursement. Ask about any line you do not recognize before signing.
When you sell to us, we pay the closing costs.
This does not pay your mortgage balance, liens, back taxes, or your share of current property taxes; those are separate settlement items.
6. 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.
7. Questions and contact
Strasburg selling-process questions
Questions about selling to us
Can I start before every property question is settled?
Yes. Start with the address and what you know about condition, occupancy, access, and timing. You can tell us which details are still unknown.
Do I need to repair or clean out the house first?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Which real-estate tax bills may apply to a Strasburg property?
Shenandoah County says property within an incorporated town receives a separate Town real-estate-tax bill in addition to the county bill. Confirm the parcel and accounts that apply to the house.
Which Virginia closing costs do you pay?
When you sell to us, we pay the closing costs. This does not pay your mortgage balance, liens, back taxes, or your share of current property taxes; those are separate settlement items.
Who confirms the final settlement 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.
If the house is inherited, see the inherited-property guidance. For a foreclosure notice, tenant, code issue, or lien, read the foreclosure, tenant-occupied house, code-violation, and property-lien pages. If a divorce is part of the sale, see the divorce-sale guidance.
Questions before the paperwork is ready? Call 888-274-5006 or use the form at the top of this page. We answer 24/7, and you can start with what you know.