Warwick Probate Division
For probate matters affecting Warwick residents, the City’s Probate Division handles filings and docketing before Warwick Probate Court.
Warwick, RI · How the sale works
How Selling Your Warwick House to Us Works
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Questions about the house? We answer 24/7 at 888-274-5006.
Tell us about the houseWe give written cash offers in 24 hours.
Share the address, condition, who lives there, and your timing. You can start while other questions are being sorted out.
From the first conversation to settlement
The Warwick sale, step by step
Step 1: Tell us about the house
Start with the Warwick address, the house’s condition, who lives there, and your timing. If an estate, payoff, lien, tax bill, or city notice is part of the picture, tell us what you know. You can start the conversation before every detail is settled.
Step 2: Talk through the property and your choices
We ask about the house, access, occupancy, and timing, then talk through the sale choices with you. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We give written cash offers in 24 hours.
Step 3: Read the written offer and terms
You get a written offer and written terms before you commit, and we close through a title company. Read the price, timing, possession, costs, and responsibilities before you decide whether to proceed.
Step 4: Work through title, signing authority, and payoffs
If you choose to move forward, the title company reviews the deed, who can sign, mortgage and lien payoffs, taxes, and the papers needed for closing. We talk through your questions and timing as the title work moves forward.
Step 5: Review the settlement sheet
Your 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.
Step 6: Choose, sign, and close
You decide whether to sign and proceed. 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 fees. 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 Warwick calculator →
Questions about the two options? Call 888-274-5006.
Useful Warwick details
Probate and deed offices in Warwick
Warwick Deeds (Land Evidence)
The City’s Deeds office records and indexes land documents, including deeds, mortgages, and liens.
Read Rhode Island’s estate-sale laws: R.I. Gen. Laws § 33-12-6 ↗, § 33-19-3 ↗, and § 33-19-9 ↗.
If an estate or a recorded lien is part of the sale, tell us what you know. We talk through the papers with you while the title company reviews who can sign and any payoff amounts. Not sure which papers matter? Call us — we’ll sort it out with you.
Closing numbers
Your settlement sheet and Rhode Island conveyance tax
Your settlement sheet shows the sale price, mortgage and lien payoffs, taxes, closing costs, and the amount scheduled for you.
For a taxable Rhode Island deed, the real estate conveyance tax is charged when the deed is recorded. Since October 1, 2025, the rate is $3.75 for each $500 of the price, or any part of $500. For 2026, homes selling above $824,000 also pay that rate on the part above the threshold; the threshold is adjusted for inflation each year. The price includes any mortgage or lien that stays on the property. State law assigns the tax to the seller unless the parties agree otherwise.
When you sell to us, we pay the closing costs.
Read R.I. Gen. Laws § 44-25-1 ↗ for the tax and payment rule, § 44-25-2 ↗ for exemptions, and the Rhode Island Division of Taxation’s rate notice ↗ and 2026 threshold notice ↗.
When things get difficult
We keep working toward the closing table
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 contact
More help with a Warwick sale
Read about the situation that fits the house, or compare possible sale figures with the calculator. You can call before every property question is settled.
Warwick home-selling overview →Selling an inherited house →Selling during foreclosure →Selling with tenants in place →Selling with code violations →Liens and back taxes →Selling a fire-damaged house →Warwick seller questions →Warwick seller resources →Warwick net-proceeds calculator →
Warwick sale-process questions
Can I call before I have every detail about the house?
Yes. Start with the address, what you know about the house, who lives there, and your timing. You can talk with us while other questions are still being sorted out.
Who can sign for an estate-owned Warwick house?
Rhode Island probate court appoints the executor named in the will, or an administrator when there is no will. The court’s letters show that person’s authority. If the will gives the executor power to sell, the executor can usually sell under that power. If the will leaves the house to a specific person, that person must agree in writing. Without a power of sale, the executor or administrator asks the probate court for permission to sell; the court can allow a private sale and set a minimum price. If you need an estate attorney, we can help you find one.
Who pays Rhode Island’s real estate conveyance tax?
State law assigns the tax to the seller unless the parties agree otherwise. When you sell to us, we pay the closing costs.
How soon can we close?
Close as fast as 7 days when title and closing details allow.
Do I have to accept an offer after I ask about selling?
No obligation. Read the written offer and terms before you decide whether to proceed.
Call 888-274-5006 or use the form above to talk through the house.