Urbana, OH · How it works
How Selling Your Urbana House to Us Works
1. Tell us about the house
USA Home Buyers buys houses as-is in Urbana and Champaign County, Ohio. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with what you know about the address, condition, occupancy, access, and timing. You can start the conversation before every property question is settled.
Call 888-274-5006 or use the form to start.
We give written cash offers in 24 hours.
Share the Urbana address and what you know about the house so we can start with the actual property.
From the first conversation to settlement
The Urbana sale, step by step
Step 1: Talk through the house
Start with the Urbana address and what you know about condition, occupancy, access, and timing. If an estate, tenant, payoff, lien, tax, or foreclosure question is still open, tell us what you know so far. You can start before every property question is settled.
Step 2: Review the property and your options
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We talk through repairs, occupancy, access, and what you want from the sale so you can compare a direct sale with listing, repairing, or waiting.
Step 3: Read the written offer and terms
We give written cash offers in 24 hours. You get the written offer and terms before you decide whether to move forward. If you choose to sell, the closing goes through a title company. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before you decide whether to proceed.
Step 4: Work through title and payoffs
If you choose to proceed, the title company checks the deed, ownership, who can sign, mortgage payoff information, liens, property taxes, and the documents needed for settlement. Estate authority or court paperwork that affects who can sign needs to be reviewed for this property.
Step 5: Review the settlement sheet and close
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.
Your side of settlement
You're going to get a fair price and not have to do anything. Just show up at settlement.
2. Compare the two ways to sell
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 might keep after costs with the Urbana home-sale net-proceeds calculator. The calculator is an estimate you can adjust.
3. Useful local details
Champaign County records and closing questions
An inherited house may need estate paperwork or confirmation of who can sign. Recorded deeds or liens, mortgage payoffs, and property-tax records can also affect the settlement figures. If you already have notices or records, we can talk them through with you while questions are still being sorted out.
The Champaign County Recorder, Auditor, Probate Court, and Sheriff provide official starting points for land, property, estate, tax, and foreclosure-sale information. The title company checks the property-specific title and payoff details for a sale.
Champaign County Recorder ↗
For recorded deeds and other land documents; the title company checks what applies to the sale.
Champaign County Auditor property search ↗
For county property and tax records, and county-specific conveyance-fee questions.
Champaign County Probate Court ↗
For estate and probate records that may affect who can sign.
Champaign County Sheriff foreclosure sales ↗
For current local foreclosure-sale information and notices.
For an inherited property or recorded claim, see the Urbana inherited-property guidance and property-lien guidance.
4. Closing numbers
Read the settlement sheet and Ohio conveyance fee
The settlement sheet lays out the sale price, mortgage payoff, liens, taxes, other charges, and the amount scheduled for you. Ask about any line you do not recognize.
Ohio charges a conveyance fee when a house sells. By law, the seller pays a required $1 per $1,000 of the price, plus up to $3 per $1,000 the county can add (Ohio Rev. Code §§319.54, 322.02). The applicable amount for this sale appears in the settlement figures. For county-specific questions about the Ohio conveyance fee, see the Champaign County Auditor ↗. The Recorder handles deed recording, not the conveyance fee. We pay the Ohio conveyance fee. When you sell to us, we pay it.
See Ohio Revised Code Section 319.54 ↗ and Section 322.02 ↗.
5. 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.
Urbana seller questions and resources
Urbana process questions
Can I contact you before every property detail is settled?
Yes. Start with the Urbana address and what you know about condition, occupancy, access, and timing. You can call or use the form while estate, payoff, lien, tax, or title questions are still being sorted out.
Do I need to repair or clean out the house before I contact you?
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What is the difference between Cash Offer and EZ Sale?
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, payoff, and estate paperwork?
The title company checks the deed, ownership, who can sign, mortgage payoff information, liens, taxes, and the documents needed for settlement. Champaign County Recorder, Auditor, and Probate Court records can help identify property or estate information; the title company checks what applies to this sale.
How is Ohio’s conveyance fee handled when I sell to you?
Ohio charges a conveyance fee when a house sells. By law, the seller pays a required $1 per $1,000 of the price, plus up to $3 per $1,000 the county can add (Ohio Rev. Code §§319.54, 322.02). The applicable amount is shown in the settlement figures. For county-specific questions, see the Champaign County Auditor link in the local-records section above; the Recorder handles deed recording, not the fee. We pay the Ohio conveyance fee. When you sell to us, we pay it.
How do I see what I will receive at settlement?
The settlement sheet shows the price, payoffs, liens, taxes, other costs, and amount scheduled for you. 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.
Questions about a Urbana house?
Call 888-274-5006 or start with the property address, condition, occupancy, and timing. You can begin before every question is settled.