The Canton market, by the numbers
From our own transaction records and HUD data for Canton ZIP codes.
Updated 2026-09-18.
Canton · OH
3 bed / 2 bathTypical home we buy
1,502 sq ftMedian size
34 daysMedian days on market
8ZIP codes we buy in
Across the Canton properties in our records, the median time on market is 34 days. A cash sale skips that window entirely — there is no listing period, no showings, and no financing contingency that can collapse at day 30.
Winter vacancy is the most common damage we see
A vacant house through one heating season is how most of the water damage in this region happens. Burst supply lines are routine for us and disqualifying for a mortgage buyer.
Water bills and municipal liens attach to the property
Unpaid water and sewer charges follow the deed here, not the person. They are payable out of closing proceeds — but a lender will usually walk once they surface on title.
ZIP codes we buy in around Canton
4470344705447074470844709447104471844721
That is 8 ZIP codes across Canton — including 44703, 44705, 44707 and 44708. Not listed? We still look at it — Ohio deals outside these ZIPs come through regularly.
What homes are actually selling for in Canton
Based on 632 recorded sales in Canton. We publish this because the alternative is asking you to trust a number with nothing behind it.
Recorded sales · Canton
$199,950Median sale price
$137Median per sq ft
632Sales analysed
1952Median year built
Half of those sales landed between $120,750 and $280,000. That spread is the most useful number here: it is why a cash offer on a Canton house cannot be quoted from the address alone.
Recorded sales in our own comparable-sales database for these ZIP
codes. Sale prices reflect what buyers paid for homes in their condition at the time —
they are not an appraisal of your property and not an offer.
Canton by ZIP code
We underwrite by ZIP, not by city. Here is what each one looks like in our data:
Look at the gap between 44718 ($330,000) and 44703 ($107,500). Same city, roughly 207% apart. Anyone quoting you a citywide price per square foot is not looking at your block.
Sale figures are medians of recorded sales in our comparable-sales
database; rent is HUD Fair Market Rent for that ZIP. A dash means we do not hold enough data
for that ZIP to publish a number we would stand behind.
What the Canton market is doing right now
Whole-market figures for every Canton ZIP code we buy in, from the Restar
housing database · August 2026. These are not our numbers — they cover every sale in the ZIP, not
just ours.
Canton · OH · live market
$169,426Median sale price · +5.6% yr/yr
23 daysDays on market · +3.0 days yr/yr
$137Price per sq ft
25Homes listed for sale · +34.3% yr/yr
$1,151/moMedian rent
0.99Sale-to-list ratio
The median Canton listing takes 23 days to go under contract, and that is only the clock until it goes under contract — a financed buyer then needs another 30 to 45 days to close, assuming their loan holds.
Values across these ZIP codes are up 5.1% year over year. If the house is in condition to list and you have time, that is an argument for listing it — we would rather tell you that than win a deal you regret.
There are +34.3% more homes on the market than a year ago, which means a listing competes with more of them.
Median rent of $1,151 against a median sale price of $169,426 is a gross yield near 8.2%. That is the honest reason we can pay cash in Canton: many of these houses work as rentals for us, so we are not dependent on reselling quickly.
Source: Restar (restar.io) housing database,
built from public records and MLS-derived feeds. A dash means that ZIP has no published figure for
that measure this month.
Canton inside Stark County
Where a market sits relative to its county tells you which buyers can afford it and how
long they take to commit. Here is Stark County against the Canton ZIP codes specifically.
The Canton ZIP codes we buy in run 29% below the Stark County median of $239,150. That gap is the reason a countywide price per square foot is useless for pricing your house, and it is why our offers are underwritten by ZIP.
County-wide, the median sale price is +3.1% against a year ago.
County figures from the Restar housing database; the Canton column is the
median across the ZIP codes listed above. Income is the most recent Census estimate.
What we actually buy in Canton
Canton moves quickly. Listings in these eight ZIP codes go under contract in a median of about 23 days, and values are up roughly 5% over the year. This is not a distressed market, and we will not pretend otherwise to make an offer look better than it is.
The gap that matters here runs the other way from most of our markets: our own purchase records have a median around $200,000 against a ZIP-level median sale of $169,000, because the houses we end up buying in Stark County skew to the larger pre-war and early post-war homes in 44708, 44718 and 44721 rather than the smallest stock downtown.
The typical Canton house we look at was built in 1952. That vintage brings a specific list: a boiler or an original gravity furnace, cast-iron waste lines, a roof on its second or third layer, and a basement that has taken water at least once. None of those disqualify a house for us. All of them can end a financed contract at the inspection.
Inventory is up around 34% on a year ago. If your house is retail-ready, that competition is manageable and listing is probably the right call. If it is not, more listings on the market is exactly what makes a slow one sit.
What that means for an offer in Canton
Cash offers are not a mystery — they are four lines of arithmetic. Run against the median Canton sale, it looks like this.
This is an illustration, not an offer on your house. Condition drives the second line and the second line drives everything else. We will show you our repair estimate item by item rather than presenting a single take-it-or-leave-it figure.
If your house is in good condition, this is also the calculation that tells you to
list it instead. We will say so. The full breakdown of
how the offer is built covers where the line falls.
What it costs to sell a house in Canton
Run on the median Canton sale price of $199,950 from our own
recorded-sales data, with the Ohio transfer tax at its statutory
rate. This is the listing route; the right-hand column is what a cash sale removes.
How to work out your net proceeds in Canton
Every closing statement follows the same formula:
Net proceeds = sale price − mortgage payoff − closing costs
− commissions − repairs and concessions
On the median Canton sale with an illustrative $90,000 still owed, listing
nets roughly $92,153 after the $17,797 of costs above. A cash offer
starts below the retail price but carries none of those five deductions, which is why the two
routes land closer together than the headline numbers suggest — and why, on a house in
good condition that can wait 60 to 90 days, listing still usually wins.
Illustrative arithmetic on this market's median, not a quote on your
property. Commission is customary rather than fixed and is negotiable; your payoff, liens and
tax proration are specific to your file. See
the full cash offer versus listing
comparison to run it on your own numbers, or
what seller closing costs actually cover.
How a closing actually 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 sequence is the same every time: title search, payoff figures ordered on
any existing mortgage, liens and municipal balances identified, then funds and deed recorded.
Nothing about a cash sale skips title work — what it skips is the lender, the appraisal
and the financing contingency, which is where most retail contracts on Canton houses
actually die.
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 is a statute rather than our opinion, and each one links to the primary
source so you can check it yourself. These are also the items that most often delay a closing
in Canton.
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 primary-residence exclusion 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
2026-09-18. 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.
Our offer versus listing it in Canton
The listing timeline is the median days on market for Canton in our own records, plus a typical financed closing. Commission is the customary 6% and varies by agreement.
Three days to change your mind
If you accept an offer, you have three days after signing to walk away for any reason
at all, with nothing owed and no explanation needed. We would rather lose a deal than
have someone feel cornered into one.
Sometimes you should not sell to us
If the house is in good shape and you are not in a hurry, listing it will almost
always net you more than we can offer. That is not us being modest — we buy at a
discount because we take on the repairs, the carrying costs and the risk.
We will tell you when that is your situation. It is a faster conversation for both of
us than pretending otherwise.
Why Canton sellers call us
Most people who reach out are not shopping for the highest number — they are solving
something with a deadline attached. These pages cover what changes in each case:
A sale date does not have to mean a foreclosure on your record.
We buy through probate and can wait for the letters.
A clean date and a clean split of the proceeds.
Occupied is fine. You do not have to remove anyone first.
These get paid out of the proceeds at closing.
Fire, water, structural — we price it, you do not repair it.
Who you will be dealing with
Trevor McAmis
Owner & Acquisitions Lead, Restar Acquisitions. (313) 710-6129 · More about us
Every offer on this site is underwritten by a person, not a form. If the
numbers do not work for you, say so and I will tell you what would.
Other Ohio markets we buy in
We buy across Ohio, not just Canton. Each of these has its own sale prices, ZIP breakdown and rent data published the same way:
Common questions from Canton sellers
- The house has been vacant through a winter. Do you still want it?
- Yes. Frozen and burst pipes are one of the most common things we see, and the resulting water damage is exactly what removes retail buyers from the pool.
- How fast can you close in Canton?
- Typically 7-14 days once title is clear, because there is no lender underwriting. For comparison, the median Canton listing in our records sits 34 days before it is even under contract, and closing runs another 30-45 days after that.
- What about delinquent property taxes?
- Delinquent taxes get paid from the sale proceeds. If the county has already begun forfeiture there is a deadline involved, so tell us early and we will check where it actually stands.
- 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 as-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 Canton?
- On the median Canton sale price of $199,950 in our recorded-sales data, the listing route runs roughly $17,796 once you add agent commission, transfer tax, title and settlement fees, buyer concessions and pre-listing repairs — 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 property is guessing. The offer is after-repair value, minus repairs, minus holding and resale costs, minus the buyer's margin. Repairs is the line that moves most: a house needing only cosmetics lands far higher than one needing a roof and mechanicals. Ask any buyer to walk you through all four lines on your specific property.
- 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 rather than days. We will tell you on the first call if that is what you are looking at, rather than let you find out two weeks in.
- Can I really sell my house as-is?
- Yes. We buy in any condition — no repairs, no cleaning, no staging — and you can leave behind anything you do not want. As-is changes who pays for the work, not what you are required to disclose about it.
- What does a 'cash offer' actually mean?
- That the purchase is funded without a mortgage, so there is no lender, no appraisal and no financing contingency. That is the whole of the advantage: financing falling through is the most common reason a residential sale collapses, 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 against the four-line calculation above it. We show you the comps the number came from. If listing would net you more, we will say so — that conversation is faster for both of us than the alternative.
- What fees or commissions will I pay?
- None. There is no agent commission, no listing fee, and we cover standard closing costs. The number on the offer is what you net, minus any existing mortgage payoff or liens.
- Am I obligated to accept the offer?
- No. The offer is written, free, and yours to walk away from. We would rather you compare it against a listing than feel pushed into it.
- Written offer within 24 hours
- Any condition — no repairs, no cleaning
- No commissions; we cover standard closing costs
- You pick the closing date
Get my cash offer →
Takes about two minutes. Or call
(313) 710-6129 — we answer.
