We buy houses for cash in Ohio

Ohio markets we buy in

Days on market are medians from our own Ohio records. Rents are HUD Fair Market Rent for those ZIP codes. Updated 2026-10-29.

Ohio, by the numbers

Median recorded sale prices across our Ohio markets run from $120,000 in Columbus to $205,000 in Dayton. Same state, and roughly 71% apart. That is why we price by ZIP, not by state.

HUD Fair Market Rent for a 3-bedroom ranges from $1,430 to $1,680/month across these markets. That range is the main reason we can pay cash in some Ohio ZIPs and not others: where the rent supports holding the house, we are not dependent on reselling it quickly.

Why we pay cash in Ohio

We buy, hold and resell these houses ourselves. We are the buyer named on the contract. Our offer is based on what the house is worth to us after repairs, and paying cash means we can close without a lender. If you want the detail, here is how the offer is calculated.

How a closing works in Ohio

Ohio closings go through a title agency, and several municipalities here require a point-of-sale inspection with funds escrowed at closing until violations are corrected. County treasurers also run delinquent tax certificate sales, which puts a hard clock on some properties.

On our side the steps are the same every time: a title search, payoff figures ordered on any existing mortgage, liens and municipal balances found, then the money sent and the deed recorded. A cash sale does not skip title work. What it skips is the lender, the appraisal and the financing contingency, which is where most retail contracts on Ohio houses fall apart.

General information about how these transactions typically proceed, not legal or tax advice. Your closing agent or attorney is the authority on your specific file.

What Ohio law requires when you sell

Every row below comes from a statute, not our opinion, and each one links to the source so you can check it yourself. These are also the items that most often hold up a closing in Ohio.

Disclosure

Ohio requires the Residential Property Disclosure Form on most one-to-four unit sales, delivered before you accept an offer. Estates, trusts and sheriff's sales are exempt. If the form arrives late the buyer gets a rescission right, so it is worth getting right the first time.

Transfer tax

Counties may add up to $3 per $1,000 on top of the $1 state fee, so the real total runs $1 to $4 per $1,000 depending on where the property sits. The figure used on this page is the $4 per $1,000 top of that range; your county auditor publishes the exact one.

Who closes the file

Ohio closings are conducted by a title agency. No attorney is required, and the title agency is the party that clears liens and records the deed.

Tax on the gain

Ohio income tax applies to gain above the federal exclusion, and some municipalities tax it as well. Federally, the exclusion for a primary residence shelters up to $250,000 of gain if you are single and $500,000 if you are married filing jointly, provided you owned and lived in the house for two of the last five years. See IRS Topic 701. An inherited property takes a stepped-up basis at the date of death, which usually means little or no taxable gain if you sell soon after.

General information about Ohio practice, current as of 2026-10-29. It is not legal or tax advice, and rates set at county or municipal level vary within the state. Your closing agent, attorney or CPA is the authority on your file.

What it costs to sell a house in Ohio

Selling on the open market in Ohio costs roughly 7.9 to 9.9% of the sale price before any loan payoff comes out. Each city page above runs the same table in dollars, using that market's own median sale price.

Net proceeds = sale price − mortgage payoff − closing costs − commissions − repairs and concessions

Customary rates, not a quote. Commission is negotiable, and county and municipal add-ons vary within Ohio. See cash offer versus listing and what seller closing costs cover.

Common questions from Ohio sellers

What is the transfer tax when I sell a house in Ohio?

$1 per $1,000 state conveyance fee plus a permissive county fee, about 0.4% of the price. Seller pays it under O.R.C. § 319.54(G)(3); O.R.C. § 322.02. Counties may add up to $3 per $1,000 on top of the $1 state fee, so the real total runs $1 to $4 per $1,000 depending on where the property sits. The figure used on this page is the $4 per $1,000 top of that range; your county auditor publishes the exact one. On a cash sale to us it comes out of our side of the settlement statement, not yours.

Do I need an attorney to close in Ohio?

No. Ohio closings are conducted by a title agency. No attorney is required, and the title agency is the party that clears liens and records the deed.

What do I have to disclose when selling a house in Ohio?

Ohio requires the Residential Property Disclosure Form on most one-to-four unit sales, delivered before you accept an offer. Estates, trusts and sheriff's sales are exempt. If the form arrives late the buyer gets a rescission right, so it is worth getting right the first time. The citation is O.R.C. § 5302.30. Selling the house as it is does not remove the obligation. It changes who pays for the repair, not whether you have to mention it.

How much does it cost to sell a house in Akron?

On the median Akron sale price of $165,000 in our recorded-sales data, the listing route runs roughly $15,035 once you add agent commission, transfer tax, title and settlement fees, buyer concessions and repairs before listing, around 9% of the sale price. A cash sale to us carries none of those five line items.

What percentage of my home's value will a cash buyer offer?

There is no fixed percentage, and any buyer quoting one before seeing the house is guessing. The offer is what the house would sell for once repaired, minus repairs, minus holding and resale costs, minus the buyer's margin. Repairs are the line that moves most: a house needing only paint and finishes lands far higher than one needing a roof, heating, plumbing or wiring. Ask any buyer to walk you through all four lines on your house.

Can I sell if I owe more than the house is worth?

Sometimes, through a short sale, but that needs your lender's written approval and takes months, not days. If that is where things stand, we will tell you on the first call rather than let you find out two weeks in.

Can I really sell my house as it is?

Yes. We buy in any condition. There are no repairs, no cleaning and no staging, and you can leave behind anything you do not want. Selling as it is changes who pays for the work, not what you have to disclose about it.

What does a 'cash offer' mean?

It means the purchase is paid for without a mortgage, so there is no lender, no appraisal and no financing contingency. That is the whole advantage: a buyer's loan falling through is a common reason a home sale falls apart, and it cannot happen on a cash purchase.

How do I know your offer is fair?

Check it against the recorded sales published on this page and the four lines of math above it. We show you the recent sales nearby that the number came from. If listing would leave you with more, we will say so. That conversation is quicker for both of us than the alternative.

What fees or commissions will I pay?

None. There is no agent commission and no listing fee, and we cover standard closing costs. The number on the offer is what you receive, less anything still owed on a mortgage or lien.

Do I have to accept the offer?

No. The offer is written, free, and yours to walk away from. We would rather you compare it with a listing than feel pushed into it.