We buy houses for cash all over Ohio, from century-old doubles in Cleveland to ranch homes in the Toledo and Dayton suburbs. Inherited, in probate, behind on payments, rented out or sitting empty, we can make you an offer as-is.
We buy houses in all 50 states. These are just some of the areas we serve. Don't see your city? We still want to hear from you.
Ohio cities we buy in
- Cleveland (Cuyahoga County)
- Cincinnati (Hamilton County)
- Dayton (Montgomery County)
- Toledo (Lucas County)
Your Ohio town isn't on the list? We still buy there. Call 407-775-2255.
How foreclosure works in Ohio
Ohio is a judicial foreclosure state. The lender has to file a lawsuit in the county Court of Common Pleas and get a judgment before the house can go to a sheriff's sale. Federal servicing rules generally stop a lender from filing until a borrower is more than 120 days behind.
From the filing to the sheriff's sale usually takes months, not weeks, and timing varies a lot by county. After the sale, the court still has to confirm it. Ohio law lets the owner redeem the property by paying what's owed up until the court confirms the sale.
What that means for you: there is usually time to sell before the sale date, and selling can protect equity that a sheriff's sale might wipe out. Call early. The closer the sale date, the fewer options you have.
Inherited houses and probate in Ohio
Every Ohio county has its own probate court, and the case is opened in the county where the person who died lived.
- Smaller estates: Ohio allows a simpler "release from administration" when probate assets are $35,000 or less, or $100,000 or less when a surviving spouse inherits everything (Ohio Revised Code 2113.03).
- Moving title: real estate that passes through probate is usually transferred to heirs with a Certificate of Transfer filed in the probate court. If the estate is selling the house, the executor or administrator signs, sometimes with court approval.
- Transfer on Death: if the owner recorded a Transfer on Death Designation Affidavit, the named beneficiary can often take title without probate by recording an affidavit of confirmation.
We can sign a purchase contract while the estate is open and close when the court and title company are ready. See our pages on inherited houses and probate.
Transfer fees and point-of-sale inspections
Ohio charges a real property conveyance fee when a house sells: $1 per $1,000 statewide, plus up to $3 per $1,000 more if the county adds it, for a maximum of $4 per $1,000. Sellers customarily pay it. Your offer from us will spell out who pays which closing costs.
Some Ohio cities, especially inner-ring suburbs around Cleveland like Cleveland Heights and Shaker Heights, require a point-of-sale inspection before a house can be sold, with violations repaired or escrowed. If your city has one, tell us. Selling as-is to a buyer who takes on the repairs can make it much simpler, where the city allows it.
Ohio landlords
In Ohio, a landlord generally has to give a written three-day notice to leave the premises before filing an eviction in municipal or county court. Cleveland and Toledo also require lead-safe certificates for most rental units built before 1978. If you're tired of tenants, turnovers or new rules, we can buy rentals with tenants in place.