Send the address and get a written cash offer within 24 hours. You pick the closing date. No repairs, no cleaning, no agent commissions.
Step 1 of 5
Start with the address. A few quick questions come next, then your written offer. There is no obligation.
You’ll talk to Trevor McAmis, Owner & Acquisitions Lead
(313) 710-6129
Takes about two minutes. Or call (313) 710-6129 — we answer.
The address is enough to start in Cleveland. If you know the condition or the age of the roof, tell us. It helps us reach a firmer number sooner.
A real number on paper, with the recent sales nearby and the repair costs behind it. There is no obligation, and nothing to sign.
Seven days if you need it, ninety if you would rather take your time. We buy the house as it is, cover the standard closing costs, and you can leave behind what you do not want.
ReStar Acquisitions is run by Trevor McAmis and his family. Every offer on this site is underwritten by a person who will tell you when listing beats selling to us. Call (313) 710-6129 and you get one of us.
From our own transaction records and HUD data for Cleveland ZIP codes. Updated 2026-10-29.
Across the Cleveland properties in our records, the median time on market is 49 days. A cash sale skips that wait. There is no listing period, no showings, and no bank loan that can fall through at day 30.
The typical Cleveland home we look at was built in 1920. At that age, the roof, the original wiring and the heating and cooling are what most often end a retail contract after inspection. We buy the house as it is and price the repairs into the offer, so you do not have to make them.
HUD sets Fair Market Rent for a 3-bedroom in Cleveland at $1,505/month. That number is why we can pay cash here: many of these homes work as long-term rentals for us, so we do not depend on reselling quickly to make the numbers work.
Cleveland's older east-side stock frequently carries a point-of-sale inspection requirement, and several municipalities here escrow funds at closing until violations are corrected. We handle that as a normal part of the transaction.
Delinquent taxes get paid from the proceeds. If the county has already started forfeiture there is a hard deadline involved, so tell us early and we will check where it actually stands.
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.
That is 8 ZIP codes across Cleveland, including 44102, 44105, 44106 and 44108. Not listed? We still look at it. Ohio houses outside these ZIPs come to us regularly.
Here are 371 recorded Cleveland sales from our own database of recent sales. Every number below is what someone actually paid. It is not an estimate, and it is not our opinion of your house.
A quarter of Cleveland sales came in under $120,000 and a quarter over $240,000. That gap, not the median, is what a walkthrough is for.
| Home size | Median sale price | Sales |
|---|---|---|
| 2-bedroom | $180,000 | 47 |
| 3-bedroom | $165,500 | 112 |
| 4-bedroom | $160,000 | 127 |
Recorded sales in our own database of recent sales for these ZIP codes. Sale prices reflect what buyers paid for homes in their condition at the time, so they are not an appraisal of your house and not an offer.
We price by ZIP, not by city. Here is what each one looks like in our data:
| ZIP | Median sale | Per sq ft | Sales | HUD 3BR rent |
|---|---|---|---|---|
| 44102 | $200,000 | $111 | 75 | $1,450 |
| 44105 | $79,000 | $50 | 35 | $1,380 |
| 44106 | $530,500 | $188 | 22 | $1,870 |
| 44108 | $130,000 | $59 | 19 | $1,490 |
| 44109 | $168,000 | $104 | 61 | $1,390 |
| 44111 | $201,500 | $114 | 68 | $1,520 |
| 44120 | $143,500 | $78 | 67 | $1,560 |
| 44135 | $171,500 | $137 | 24 | $1,650 |
Look at the gap between 44106 ($530,500) and 44105 ($79,000). Same city, roughly 572% 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 own database of recent sales. 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.
Figures for the whole market in every Cleveland 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.
The median Cleveland listing takes 30 days to go under contract. That is only the wait until it goes under contract. A buyer with a bank loan then needs another 30 to 45 days to close, if the loan holds.
There are +21.9% more homes on the market than a year ago, so a listing competes with more of them.
Median rent of $1,229 against a median sale price of $168,802 means a year of rent comes to about 8.7% of the price. That is the honest reason we can pay cash in Cleveland: many of these houses work as rentals for us, so we do not depend on reselling quickly.
| ZIP | Median sale | Per sq ft | Days on market | Listed now | Median rent |
|---|---|---|---|---|---|
| 44102 | $202,412 | $126 | 43 days | 158 | $1,356 |
| 44105 | $98,957 | $65 | 31 days | 113 | $1,187 |
| 44106 | $319,862 | $144 | 42 days | 59 | $1,413 |
| 44108 | $129,944 | $67 | 50 days | 84 | $1,159 |
| 44109 | $172,675 | $124 | 27 days | 79 | $1,128 |
| 44111 | $204,911 | $145 | 18 days | 70 | $1,271 |
| 44120 | $139,939 | $84 | 28 days | 118 | $1,116 |
| 44135 | $164,929 | $154 | 12 days | 43 | $1,432 |
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.
Comparing a market with its county shows which buyers can afford it and how long they take to decide. Here is Cuyahoga County next to the Cleveland ZIP codes.
| Cuyahoga County | Cleveland ZIPs | |
|---|---|---|
| Median sale price | $234,475 | $168,802 |
| Price per sq ft | $160 | $125 |
| Days on market | 28 days | 30 days |
| Median rent | $1,413/mo | $1,229/mo |
| Median household income | $64,468 | — |
The Cleveland ZIP codes we buy in run 28% below the Cuyahoga County median of $234,475. That gap is why a countywide price per square foot will not price your house well, and it is why we work out our offers by ZIP.
County-wide, the median sale price is +8.6% against a year ago.
County figures from the ReStar housing database; the Cleveland column is the median across the ZIP codes listed above. Income is the most recent Census estimate.
The Cleveland market we work runs well past the city line. Garfield Heights, Maple Heights, Euclid, Parma, Lakewood, South Euclid, Bedford, Warrensville Heights and Cleveland Heights all sit inside the same county mechanics: point-of-sale inspections in several municipalities, water and sewer balances that follow the deed, and a county delinquent-tax process that puts a real date on some properties. Those inspection requirements are the single most common reason a financed Cuyahoga County sale collapses, and they are the reason a cash buyer is sometimes the only buyer who can actually close.
We buy across Cleveland, including these. We do not hold a mapped boundary for them, so rather than estimate a median we show the ZIP each one sits in. The medians for each ZIP are in the table further up this page.
Neighborhood boundaries from OpenStreetMap contributors (ODbL). Sale figures are medians of recorded sales in our own database for those boundaries. They describe the area, not your house, and they are not an offer.
Every fair cash offer comes down to the same four lines. Here they are, run on the median Cleveland sale price, so you can see how it works before anyone calls you.
| What the house would sell for once repaired | $169,000 |
| − Repairs to get it there | −$20,500 |
| − Holding, closing and resale costs | −$17,000 |
| − The buyer's margin | −$20,500 |
| = Illustrative cash offer | $111,000 |
This is an illustration, not an offer on your house. Your repair number is the line that moves most. A house that only needs paint and finishes lands well above this. One with structural work or worn out systems lands below. Ask any buyer to show you their four lines.
If your house is in good condition, this same math may tell you to list it instead. If it does, we will say so. See how the offer is built, line by line, including where that line falls.
This uses the median Cleveland sale price of $169,000 from our own records of recorded sales, with the Ohio transfer tax at the rate set by law. The middle column is the cost of listing. The right column shows what selling to us removes.
| Cost | On a $169,000 sale | Selling to us |
|---|---|---|
| Agent commission, both sides (about 5.5%) | $9,295 | None |
| $1 per $1,000 state conveyance fee plus a permissive county fee | $676 | We pay it |
| Owner's title policy and settlement fees | about $2,000 | We cover the standard ones |
| Buyer concessions and post-inspection credits (about 1%) | $1,690 | None. There is no inspection contingency |
| Repairs, cleaning and staging before listing (about 1%) | $1,690 | None. We buy the house as it is |
| Total cost to sell | $15,351, or 9.1% of the sale price | $0 |
Every closing statement follows the same formula:
Net proceeds = sale price − mortgage payoff − closing costs − commissions − repairs and concessions
On the median Cleveland sale, with an example $76,000 still owed, listing leaves you roughly $77,649 after the $15,351 of costs above. A cash offer starts below the retail price but carries none of those five costs. That is why the two routes land closer together than the headline numbers suggest. 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 cover.
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 Cleveland 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.
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 Cleveland.
| Seller disclosure required | O.R.C. § 5302.30: read the statute |
| Transfer or excise tax | $1 per $1,000 state conveyance fee plus a permissive county fee |
| Rate used in the costs below | 0.4% |
| Who pays it | Seller |
| Statutory authority | O.R.C. § 319.54(G)(3); O.R.C. § 322.02: source |
| Who conducts the closing | title agency |
| Attorney required at closing | No |
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.
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.
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.
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.
| Listing with an agent | Our cash offer | |
|---|---|---|
| Agent commission | About 6% of the sale price | None |
| Repairs before closing | Buyer and appraiser both have a say | None. We buy the house as it is |
| Cleaning and showings | Open houses and strangers walking through | Neither |
| Time to close | 49 days on the market, then another 30 to 45 days to close | 7 to 14 days once title is clear |
| Financing falls through | A common reason a sale falls apart | No lender involved |
| Closing costs | Usually paid by the seller | We cover the standard ones |
| Certainty of the number | The buyer can ask for a lower price after inspection | The written number is the number |
The listing timeline is the median days on market for Cleveland in our own records, plus a typical closing with a bank loan. Commission is the customary 6% and varies by agreement.
If you accept an offer, you have three days after signing to walk away for any reason at all. You owe nothing, and you do not have to explain. We would rather not buy the house than have you feel pushed into selling it.
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. We are not being modest. Our offer is lower than a retail sale because we take on the repairs, the carrying costs and the risk.
If that sounds like your house, we will tell you so. It saves time for both of us, and it beats pretending otherwise.
Every house comes with its own story and its own timing. These pages explain what changes in each case:
You can usually still sell the house before that date.
We can buy while the estate is being settled, and wait for the paperwork.
One clear closing date, and the proceeds split cleanly.
Occupied is fine. You do not have to remove anyone first.
These get paid out of the proceeds at closing.
Fire, water or structural damage. We price it in, and you do not repair it.
We buy across Ohio, not just Cleveland. Each of these has its own sale prices, ZIP breakdown and rent data published the same way:
No. Water and sewer balances and code citations attach to the property and are paid out of the proceeds at closing. They are normal for us, and they stop most lenders.
Typically 7 to 14 days once title is clear, because there is no bank loan to wait on. For comparison, the median Cleveland listing in our records sits 49 days before it is even under contract, and closing takes another 30 to 45 days after that.
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.
$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.
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.
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.
On the median Cleveland sale price of $169,000 in our recorded-sales data, the listing route runs roughly $15,351 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.
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.
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.
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.
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.
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.
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.
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.
Send the address. Within a day you get a written offer, with the recent sales nearby behind it. If listing would leave you with more, we will tell you that instead.
Also see other Ohio markets we buy in, how the offer is calculated, and the situations we help with.
Step 1 of 5
A few quick questions come next, then your written offer. There is no obligation.
You’ll talk to Trevor McAmis, Owner & Acquisitions Lead
(313) 710-6129
Takes about two minutes. Or call (313) 710-6129 — we answer.
