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  • Featured As An Expert By Redfin: What Ohio Homeowners Should Know About Direct Cash Home Sales

    Featured As An Expert By Redfin: What Ohio Homeowners Should Know About Direct Cash Home Sales

    We are excited to share that Ohio Cash Buyers was recently featured by Redfin as an expert contributor in its article, Should I sell My Home to an iBuyer? Pros, Cons, and What to Consider.

    For the article, Redfin brought together perspectives from real estate professionals and direct home-buying companies from across the country to help homeowners better understand their options when comparing an iBuyer, a direct Cash Home Buyer, and a more traditional home sale.

    We are proud to have Ohio Cash Buyers and our experience working directly with Ohio homeowners included in that national conversation.

    Featured as an Expert on Redfin

    We were featured as an expert on Redfin, powered by Rocket! Read the full article here: Should I sell my Home to an iBuyer? | Redfin

    Since 2004, our team has purchased more than 3,300 homes, giving us an opportunity to work directly with thousands of homeowners and properties throughout Greater Cincinnati, Dayton and the Ohio Communities we serve. And if there is one thing that experience has taught us, it is this: There is rarely just one reason someone needs to sell a house.

    When Selling a Home is About More Than the House

    A homeowner searching for a cash buyer is not always simply looking for the fastest closing. Sometimes they have inherited a property they do not want to keep. Sometimes a parent has passed away and the property is going through probate. Sometimes several heirs own the property and everyone is trying to determine the next steps. Someone else may be behind on their mortgage by 30 days, 60 days, 90 days, facing an active foreclosure, or watching a sheriff auction date get closer.

    A landlord may have a rental property with difficult tenants, nonpaying tenants, years of deferred maintenance, or simply be ready to stop being a landlord.

    Another home owner may be relocating for a job, going through a divorce, downsizing, trying to sell a vacant house or dealing with a property just has become too much to maintain. Then there are homes that need substantial work. We regularly see houses with outdated kitchens and bathrooms ( but that is the easy part) the real headache comes in when dealing with foundation issues, roof problems, severe plumbing (especially if the home is on a slab that is a plumbing nightmare!) electrical issue (such as maybe the home is still on knob and tube vs a normal panel) fire damage that has just wrecked the home, leading to so many of the problems mentioned above, which can also lead to a slew of city code violations……and many accumulated items in the home that the homeowner just does not know what to do with it. They are tired and ready to sell, they don’t want to have to look at another problem that costs them more money and stress to fix.

    And sometimes the biggest issues are not even visible when you walk through the front door, they are the unseen issues that even the homeowner may not be aware of! There may be liens, back taxes, judgements attached to the home that the owner did not know about, even second mortgages that the owner did not know about! Also issues that result in a survey needing to be done at the property, which is just another pain during an already difficult process.

    Those are very different situations, but they have something in common:
    The homeowner usually isn’t looking for another complicated process. They are looking for a way to unburden themselves from something that is causing chaos and stress in their life….life is already hard enough as it is!
    Facing a Foreclosure
    Tired of Being a Landlord
    Ready to Retire and Sell the property

    Why Some Ohio Homeowners Choose to Sell a House for Cash

    Selling a house through the traditional real estate market can be an excellent option, particularly when a property is market ready and the homeowner has the time and resources to prepare it for sale.

    But that process can also involve repairs, cleaning, staging, photography, showings that you have to leave your house for, inspections and appraisals, just a slew of people running through your home with your personal belongings. Not to mention the buyer financing processing, and waiting for the transaction to make it all the way to closing… when financing for the buyer can fall through at the last second… leaving the homeowner stuck with the stress and burden once again.

    For someone searching ” sell my house as-is” “sell my house fast”” or ” cash home buyers Ohio,” the real question is often not simply hoq quickly the house can sell… it is:
    How much do I have to do before I can finally be finished with this problem?

    A direct cash sale can eliminate many of the steps associated with preparing a property for the traditional market.

    Depending on the situation, that may mean selling the house as-is, leaving repairs undone, avoiding showings, choosing a closing timeline that works for the seller and eliminating the uncertainty that can come with buyer financing

    What Does ” We buy Houses As-Is” Actually Mean?

    “As-is” is one of the most common phrases a homeowner encounters when searching for a cash home buyer. For us, it means we evaluate the property in its current condition instead of requiring the homeowner to renovate it before we consider purchasing the property.
    That can include homes that are outdated, need major repairs, have been vacant, contain belongings that need to be removed or have damage that would make preparing the property for a traditional listing expensive and time consuming.

    It does not mean the property’s condition has no effect on its value. It means the homeowner can evaluate an offer without spending thousands of dollar and month so time trying to turn the property into something it currently isn’t.

    For some sellers, that flexibility matters far more than having a perfectly prepared house for the market.

    The Full Value of an Offer Goes Beyond the Price

    When comparing a cash offer with a traditional sale, the purchase price is important, but it is not the only number that matters.
    Homeowners should also understand what their true net number is after considering such things as:
    Real estate commissions Seller paid closing costs or fees Repair expenses Cleaning and cleanout costs Holding costs while the property remains unsold Mortgage payments Property taxes Insurance Utilities Buyer requested repairs or concessions The possibility of a financed buyer not reaching closing.

    There are also other factors such as: How important is the closing date? Does the homeowner need additional time to move after the close (which we very often do all the time! Letting the homeowner stay in the property 30, 60 days post closing while they are waiting for their new home to be ready), is there an auction or foreclosure deadline? Is someone paying expenses every month on a vacant house? Does an estate need to be settled? Is a landlord continuing to lose money on a rental?
    Those circumstances can drastically change what the best selling process is for each homeowner looks like.

    Experience With the Complicated Side of Real Estate

    Sometimes the biggest obstacle to selling a house has very little to do with the house itself.

    We have worked with owners who wanted to sell without a real estate agent, sell off market, or avoid investing additional money into a home before selling it. Other transactions have involved multiple owners, people selling an Ohio property while living out of state, second mortgages, HELOCs, tax liens, judgments, code violations, title defects, and significant condition concerns. In cases like these, determining value is only one part of the process.

    There may be ownership questions that need to be resolved, outstanding debts attached to the property, title requirements that have to be satisfied, documents that are missing, or additional steps such as a survey that must be completed before ownership can transfer.

    Our team looks at those moving pieces early so we can understand what could affect the transaction and what will be required to move it forward.

    Some purchases are relatively straightforward. Others require coordination with title companies, attorneys, lenders, heirs, occupants, municipalities, or other parties before everything can come together.

    The goal is not to force every house into the same process. It is to identify what needs to happen and help create a clear path from the initial conversation to a completed sale.

    Is A Direct Cash Home Buyer Right For You?

    That answer is personal! For many sellers, the decision is about more than the number on the offer. It is knowing what you will actually walk away with, what will be expected of you before closing, how certain the sale really is, and whether the process makes the next chapter easier for you and your family.

    A good question to ask yourself is:
    “Does this give me some peace of mind and help me move forward, or does it add more stress to something I am already trying to get through”
    That is the standard we believe matters. Sometimes working with us will meet that standard, and sometimes another path will be better, and we walk you through any other options that we see that would help you the most! Either way you will come away with enough information to make a decision you feel comfortable with.

  • How To Avoid Running Into Mortgage Paying Trouble for Cincinnati & Dayton Homeowners

    You may think it’s only the tenant who has a hard time paying the mortgage, but as a real estate investor or landlord, there may be times when it’s hard to pay the mortgage on your end as well. Here are some things you can do to avoid facing difficulty in paying your mortgage each month.

    Keep your properties full. While it may sound overly simplified, this is the most obvious method for ensuring you’ve got rent money coming in each month to cover your property mortgage payments. Don’t allow yourself to get slack on advertising for new tenants. And don’t put off screening applicants or filling your properties because you get busy or overworked. Recognize filling your vacancies as a major aspect of your REI business success and deal with it quickly and efficiently every time.

    Do your best to find quality tenants. While you want to keep your properties full, finding good quality tenants is key. By “good” it means they pay their rent on time, keep the property maintained and don’t abuse the lease. By using background and credit checks, you can find the best tenants available and thereby do what’s possible to keep your rental fees coming in regularly, which will help you pay the mortgage when it comes due.

    Look for longterm tenants. Don’t assume that quality tenants will necessarily be longterm ones. Some good renters may know they can’t stay over a few months at most. They may be students or working a temporary job. They may just be living in an area waiting to move or retire somewhere else. Whatever the situation, opt for longterm renters when the choice is available. Doing so will make filling a vacancy at least a more infrequent possibility.

    Keep the property well maintained. If you want good tenants, longterm tenants and tenants who pay their rent on time, do your part to keep them. Deal with maintenance issues quickly. Make repairs as necessary. Upgrade appliances or at least ensure the ones you provide are in good working order. Respond to your tenants’ calls quickly, or if you can’t be sure they know you’ll be unavailable for awhile.

    Being a good landlord will go a long in way in developing lasting relationships with your tenants, which will in turn, help you keep them in your property longer. Often a tenant and landlord relationship can turn an average tenant into a great one simply because they want to keep that relationship intact.

    In a tough economy, it’s important to do all you can to avoid facing the difficulty of paying the mortgage. That applies just as much to an REI professional as it does to the average renter. These simple tips can help as you work to develop lasting, longterm, rent paying tenants to keep your properties bringing in the income you need every month.

  • Selling My House Fast in Cincinnati & Dayton

    You need to sell your Cincinnati & Dayton house fast right?  If you’re saying… “I’m having the toughest time selling my house fast in Cincinnati & Dayton“… you’re at the right place 🙂

    These tips will help you get your property sold.

    [NOTE: Most important – if you really need to sell fast, consider the option of selling for cash offer to a qualified local investor like Ohio Cash Buyers LLC

    Selling My House Fast in Cincinnati & Dayton – Your Options

    Lately the financing world has been really screwy. Lenders change program requirements at the last minute – and for normal purchasers, that could delay your sale.

    Keep in mind that anyone can write a cash offer, even if they’re borrowing money to purchase the property.  So when you’re selling a house through a real estate agent to an end buyer… be prepared that if the buyers financing falls through… you’ll have to start the sale process all over again… adding more months to the process, more holding costs you have to pay for, and more.

    To avoid having the buyer pull out at the last second because of financing… one option is to sell your house to a local investment firm like us.

    Often, qualified investors have access to multiple lines of credit with public and private lenders that is secured by other assets.

    That means we can close quickly and we don’t have to wait for a bank loan to come through. You get your sale done and cash in hand quickly. 

    You’ll have to do some due diligence to make sure you’re dealing with a qualified local investor. Qualified investors will have no problem providing you access to bankers and references who can verify the investor’s ability to close on the loan.

    If you’ve taken a cash offer with an earnest money deposit, you might be entitled to keep the deposit if the buyer can’t close on the purchase.

    But how do you get cash offers fast?

    You can get a fair cash offer from us actually today.  We’re buying properties in the Cincinnati & Dayton Ohio area, which we’re local to… and we buy Cincinnati & Dayton houses … then we either hold them as rentals for ourselves… or we’ll repair / remodel the house if it needs it and sell it to someone who loves the house.

    If your local Cincinnati & Dayton property qualifies, we can buy your house fast.

    Just fill out the form or pick up the phone and call us anytime at

  • Can I sell my Cincinnati & Dayton house in foreclosure?

    Do you have a Cincinnati & Dayton Ohio house that’s in foreclosure right now? Many people going through the Ohio foreclosure process want to get out from under that burdensome house and wonder if they can sell the house in foreclosure. The short answer: yes. The long answer: it’s a little more complicated, but usually you can sell your property prior to foreclosure. Generally, the sooner you start, the better.

    Selling Your Cincinnati & Dayton House In Foreclosure – How it works

    There are a lot of folks in Cincinnati & Dayton who have faced foreclosure in the past few years. Since the changes in the economy, a lot of banks have been shifting the way that they deal with foreclosures.
    Remember, the bank that carries your mortgage doesn’t want to see your home abandoned or auctioned. The bank stands to make the most amount of money by helping you to avoid foreclosure by selling your property. However, dealing with banks during any part of the foreclosure process can be a huge pain. Over many years of working with banks to help stop the foreclosure process, we’ve learned a few tricks that will help you.

    Working With Banks During The Foreclosure Process

    1. Always over-communicate with the bank (but don’t be annoying). Call with updates and show them what you’re doing to get your property sold.
    2. Don’t miss deadlines. If anything will be late, call with advance notice.
    3. Remember that bankers are people too. Don’t be overly dramatic, but explaining your situation and demonstrating your willingness to fix the problems to make it right goes a long way.
    4. Start keeping careful records of every conversation you have with the bank. Nothing counts unless it is in writing. Make sure to keep track of each person you speak with, what they said, and any promises made.
    5. Explore all your options, including short sale, loan modifications, and bankruptcy. Depending on the details of your personal situation, you may be able to dramatically slow down the foreclosure process with enough effort. Each bank has its own policies to help borrowers avoid foreclosure.
    6. Don’t wait. Unfortunately, time is not on your side. The further behind you become on payments, the less options are available to you.

    If you’re looking to sell your Cincinnati & Dayton house in foreclosure fast, call us now.

    We specialize in helping homeowners in situations including foreclosure around Cincinnati & Dayton and the whole state of Ohio get out of difficult situations and avoid foreclosure. In certain circumstances we can negotiate directly with the bank to reduce the amount you owe and (sometimes) even help you walk away from your property with cash.

    If you need to sell a property near Cincinnati & Dayton, we can help you.

    We buy properties like yours from people who need to sell fast.

    Give us a call at anytime
    or fill out the form over here today! >>

  • We buy houses in Cincinnati & Dayton companies – are they credible?

    If you’ve been driving around in Cincinnati & Dayton, chances are you’ve seen some billboards advertising companies that buy houses.

    Often times they say things like “We Buy Cincinnati & Dayton Houses!” or “Cash For Your House”.

    Are these “we buy houses in Cincinnati & Dayton companies” credible?

    How do I know if the local house buying companies out there are honest and credible?

    Well… sometimes they all look the same at the start… but below we’ll walk you through some things to look for in a local house buying company before you should work with them.

    Buying and selling houses is a valid and respectable profession that can help communities and house sellers in many ways. But just like any other line of work – a minority of house buyers in any market are the ones who make the rest of us look bad.

    There are people who are really great, ethical folks who improve their neighborhoods one property at a time.

    And then there’s shady, dishonest people who put money ahead of the well being of their clients and who would sign the contract to sell their own grandmother with one hand while stabbing you in the back with the other – as long as they were making enough money.

    Yes, they are out there.

    We’ll help you avoid these “shady house buyers” so you can work with honest, ethical, and reputable local companies who can buy your house for a fair all cash offer and close on your schedule.

    But let’s not focus on the negative – at least not yet.

    First, let’s cover exactly what the best house-flippers are doing.

    What Reputable Cincinnati & Dayton House Buyers Are Doing

    • Helping folks improve their lives by accessing the money they needright away. People often need the cash in their house to cover unexpected medical expenses, or to relocate to be close to a relative. We can make that happen in just a few days, and we deliver peace of mind.
    • Helping sellers get rid of a burdensome property without the hassle of having to list it with a broker and wait months and month for a sale.
    • Creating local jobs. We hire plumbers, contractors, electricians, brokers, title reps, loan officers, administrators and many other folks along the way. The average real estate transaction involves 86 people from start to finish. Our investments help create real jobs for people around Cincinnati & Dayton OH.
    • Buying US products. We spend tons of money on materials that are made right here in the USA – that creates jobs in our timber mills, factories, supply shops, distribution centers and more. The US economy depends on steady improvement, and that requires investment from folks like us.
    • Increasing the value of Cincinnati & Dayton neighborhoods. When we improve a house, we’re helping to increase the value of the entire community. We often repair abandoned and neglected houses, turning them into beautiful homes for families. That activity strengthens Cincinnati & Dayton.
    • Increasing the tax base. When a new buyer takes over one of our properties, they’ll pay a higher tax rate based on the new and improved value. Those taxes go to pay for our schools, fire, police, libraries, streets and other valuable pieces of infrastructure.  Again, improving our neighborhoods.

    Pretty cool stuff, right?

    Lots of people think of house-flipping as a get-rich-quick scheme. That’s fueled by silly “reality” shows that amp up the drama because the reality of what we do on a daily basis is actually pretty boring.

    Most of our work is coordinating with lots of people to make sure things are happening on time. We have to keep track of lots of moving parts.

    So let’s get back to how you can use this information to find out if someone is a credible investor, and not just pulling a house buying scam.

    How To Ensure You’re Working With A Reputable Local House Buyer

    When you talk with a local house buyer to potentially buy your house… ask them some of the questions below to ensure they’re reputable, knowledgeable, and honest.

    Ask open-ended questions like:

    • How do you help your clients?
    • What do you do for people?
    • Can you tell me more about your services?
    • What aspect of your business makes you the most proud?
    • How would you describe your investment philosophy?
    • How can I know that you’ll close on my house when you say you will?

    Second, look for tell tale signs of tactics that those few shady operators tend to use.

    • “Kitchen table closings” – If a property buyer tries to get you to sign the deed (ownership) of your house over to them at your house, rather than a professional place like a closing attorney or title company… be leery.  Most reputable house buying services will perform the actual closing of the sale at a neutral 3rd party place… like a title company. This ensures everything is done right and on the up and up.
    • Pressuring you into a fast closing – If a house buyer tries to pressure you into selling your house and says that you have to make the decision today, be leery. Most reputable house buying services will make you and offer and that offer will be on the table for at least 2-7 days (minimum) for you to make a decision.  The reason reputable house buying services like ours at Ohio Cash Buyers LLC do place deadlines on our offers is because the market changes and values can change week to week depending on other sales in the area, also… we buy multiple houses a month and when we make you an offer we’re assuring you that the cash to purchase your house is ready and we’ll reserve that cash for several days so if you do want to sell your house, we can close on your schedule.  If you feel the offer isn’t a fit for you, then we’ll assign those funds to help another seller with their home sale.

    Most scammers are looking for a quick score, and not an in-depth interview.

    Chances are good that they’ll find excuses to get off the phone and move on to someone who doesn’t ask too many questions.

    True investors who run honest and ethical Cincinnati & Dayton house buying services, however, are building long-term businesses based on relationships and community development.

    So when you’re looking at one of the “we buy houses in Cincinnati & Dayton companies“… never be afraid to ask questions!

    Give us a call anytime at or
    fill out the form on this website today! >>

     

  • How To Get The Best Return on A Rental Property in Cincinnati & Dayton | Ohio Cash Buyers LLC

    Owning a rental property (or several) is a great way to make passive income. Andrew Carnegie once said:

    Ninety percent of all millionaires become so through owning real estate.

    But before you go diving in, there are some things you should know about getting the best return. We will review some things to consider in our latest blog.

    How To Get The Best Return on A Rental Property in Cincinnati & Dayton

    Your Geography

    Within each geographical area, are sub-markets. A home on one side of the street might rent for more than a home on the other side. Make sure you have a good understanding of what these sub-markets are doing real estate wise. What sub-markets are seeing the highest rents in your area?

    Add Perceived Value

    Often times you can come up with a few low-cost upgrades that will make a big impact on the space. Of course, there is always a fresh coat of paint. You can do this yourself and completely revive a room. If cabinets are weathered, you can consider a fresh stain or coat of paint to give them new life. Update fixtures such as faucets, doorknobs, and drawer handles. In some cases, sheet vinyl can be laid right on top of old, dingy tiles. Small cosmetic fixes can go a long way to increase the property’s value.

    Don’t Forget The Yard

    Whether people are buying or renting, it is important that they get a great first impression of the home. A neat and tidy yard, with some low maintenance flowers, will make people want to come in and see more. Your curb appeal should be warm and inviting. In addition, you will want to spruce up the backyard or patio area, depending on what your particular rental offers. Treat the outdoor space as if it were another room in the house. Create another space people will want to use and it can turn into a huge selling point for your prospective renters.

    Whats It Going to Cost You?

    You should put serious thought into your fixed and variable expenses. Your fixed expenses include things like taxes, HOA fees, insurance, property management, etc. Your variable costs would be things such as repairs, vacancies and turnover costs and CapEx. CapEx is the IRS’s way of describing major repairs that are not part of routine maintenance. A new roof for example. It’s safe to put away about 6%of your gross rental income towards CapEx costs, 5-7% away for repairs and another 5% or so for vacancy and turnover costs.

    Another trick investors use is the 50% rule. This simply states that 50% of your rental income will need to go towards expenses and maintenance on the property. If you follow this rule, you should be able to generate positive cash flow from your rental property.

    Our Tips:

    Ultimately you want a low-maintenance tenant, who is timely with their rent payments.

    • To ensure you are getting the highest return for your rental property, look for someone who wants to rent long term.
    • Create justifiable rent increases. Make repairs and upgrades coincide with the lease renewal. Add new energy efficient windows at the same time you are raising the rent so the tenant will feel like it is a fair trade
    • Condo’s can be a low-maintenance alternative to a single family home. Just make sure you factor in the HOA fees and that the community is approving of your desire to rent out the unit.
    • Make sure you have an iron clad lease that covers EVERYTHING. Don’t get stuck paying utility or landscaping bills that should have been the responsibility of the tenant.

    The more you rent out your properties, the less overwhelming it will all become. To get the best return on a rental property, make sure you are offering a house that you would want to live in yourself.

    Are you interested in getting the highest returns possible on a rental property in Cincinnati & Dayton? We can help! Send us a message now, or give our office a call today! We can’t wait to talk to you!

  • I’m Relocating And Need To Sell My House In Cincinnati & Dayton

    selling my Cincinnati & Dayton house relocationRelocation is a complicated exercise in coordination. We get local Cincinnati & Dayton home sellers calling us or submitting their house info on this website every week saying “I’m relocating and need to sell my house in Cincinnati & Dayton“.  The great thing is that we’re able to help a good many of those sellers sell their house quickly (because we’re actively buying houses in Cincinnati & Dayton Ohio right now!).

    There’s an insane amount of details to keep together, plus the stress of whatever is making you move in the first place – often it’s a new job or a sick relative, but the true need to move always comes with a dramatic change.

    So how do you make the most out of a difficult situation?

    Don’t Agonize – Organize.

    You don’t want to be in a situation where you end up paying to own and maintain a vacant house for 2 years. That gets expensive and it doesn’t have to be that way.

    Although the market is relatively stable right now in Cincinnati & Dayton, things can change in the blink of an eye. We’ve heard some serious horror stories over the past couple of decades. Unless you’re filthy rich, you probably can’t afford to wait it out.

    So how do you make the right choices when you’re relocating and need to sell your Cincinnati & Dayton Ohio house fast?

    Relocating And Need To Sell My House Fast In Cincinnati & Dayton… Your Options And Steps

    First…

    1. Find out what your house is worth: To do this you can contact a reputable real estate agent or connect with us and we can give you a no cost no obligation valuation on your property.  Once you know what the house may be able to sell for in the current market… that sets the basis for how long you may or may not be able / willing to sell the house.
    2. Decide how fast you need to sell your house after you relocate: This is a biggie. I’ve seen professionals who moved out of state for a job who had their house on the market for over a year before selling it for a much much lower price than they hoped. Decide how fast you need to sell your house… and how long you’re willing to keep making 2 mortgage payments, insurance payments, etc.
    3. Find a solid real estate agent BEFORE you start packing boxes: Get the ball rolling early so you don’t waste any time. Every month that you wait or every month that it takes to sell the house… costs you money.  Or if you don’t want to use a real estate agent to sell… we are a reputable local house buyer and we’d love to make you a fast-fair all cash offer. Just fill out the form through this link to get started >>
    4. Calculate the value of selling your house fast vs. “waiting it out” for a dream price: We all want to sell our houses for as much as possible. But one thing many people forget to do is come up with the $ amount of how much it costs you to hold onto this house.  The costs involved include the mortgage (which if you’re still within the first 10 years of the mortgage, the majority of your payment interest and not hardly going to principal at all), insurance, taxes, maintenance, etc.Lets say you want to sell your house for $200,000… and your mortgage payment is $1,200/mo, taxes $200/mo, $100/mo for insurance, and $100/mo for maintenance (lawn maintenance, repairs while you’re gone, etc.).Those expenses add up to $1,600/mo in “non equity building” expenses.If it takes you 7 months to sell that house through a real estate agent for that $200,000… it cost you $11,200 in DIRECT “holding costs” + you had to pay $12,000 in real estate agent fees (assuming 3% for the buyers agent and 3% for the sellers agent).Totaling $23,200 in LOST money.  That doesn’t even account for the value of your time, your stress in thinking about that property sitting on the market, the opportunity cost of what you could have been doing with that extra money during those 7 months, etc. So the real cost to you was likely closer to $30,000.But, what if you were to sell your house next week and avoid all of that?Even if you sold for a discount below the retail price (lets say… $175,000)… you’re still ahead of the game by selling the house NOW at a discount to a home buyer like our company vs. 7 months later at full price (and paying holding costs and real estate agent fees).Make sense?
    5. Take action!: Whatever you decide… decide and take action.  If you want to go the real estate agent route, great! Find a reputable local Cincinnati & Dayton Ohio agent.  If you’d rather not have to wait and not have to pay real estate agent commissions… then a viable option may be to sell your house to us 🙂

    If you’ve got a lot of time on your side and a really great property, you might want to test the market by offering it out at a high price. There’s a small chance someone might just fall in love and be willing to overpay – people do crazy things for love.

    Most properties are pretty average, in reality. They tend to be like the other houses around them, in the same way that people who live near each other tend to have a lot in common too. So unless your property is truly exceptional, as in magazine-quality extra-special, you won’t capture the most money in the market by pricing at the highest point.

    You can also win by marketing your property for rent and sale at the same time, just to see what happens first. You have to maintain control of the process, which can confuse even seasoned real estate brokers.

    In certain situations, we may partner with property owners to help secure lease option agreements where highly qualified purchasers rent the property for an agreed time before buying.

    In other cases, we may help renegotiate a loan, help make monthly payments or conduct a short sale with a bank.

    We love helping people solve complicated problems.

    Creative solutions can bridge the gap to get you where you need to be.

    Who Is Ohio Cash Buyers LLC And How Can We Help You If You’re Relocating And Need To Sell In Cincinnati & Dayton?

    We’re investors. We support our families and beautify neighborhoods by buying houses from Cincinnati & Dayton home owners who need to sell fast for one reason or another.

    The types of sellers who tend to work with us include people who…

    • Need to sell fast (we can close in as little as 7 days if you need us to)
    • Don’t want to hassle with listing a property with an agent
    • Don’t want to pay real estate agent fees
    • Can’t sell their house for one reason or another (we buy houses in as-is condition)
    • … or a variety of other reasons

    But we’re passionate people, and we believe in the Cincinnati & Dayton community.

    We’re honest and straightforward.

    We’ll quote you a fair price, and we can close fast with cash.

    If you’re prepared to wait and can hire professionals to help, you can manage the sale of your property from a distance. In certain circumstances that risk can pay off.

    We’re happy to help you find answers to your toughest questions about your Cincinnati & Dayton real estate, so please feel free to call us at

    and chat with us anytime.

  • How do I sell my house without an agent in Cincinnati & Dayton?

    If you’re looking to sell your house or investment property in Cincinnati & Dayton without using a real estate agent, we can help.

    Although we do cooperate with brokers, sometimes it’s best to avoid paying someone to be in the middle.

    After all, paying 5-6% of the sale of a property in a commission is a lot of money. In certain situations, Ohio brokers and real estate agents can be very useful and earn their commission. Not always.

    There’s a few ways to avoid paying high commissions in your Ohio sale.

    First, there’s a tricky custom that you’ve gotta know about.

    In most sales in Cincinnati & Dayton, roughly half of the commission you pay as the seller goes to pay for the buyer’s broker.

    Doesn’t make much sense, right?

    Why should you pay for the agent on the other side of the table?

    Truthfully, it defies logic – it’s just what’s typically done.

    You can use that to your advantage in a few ways.

    First, factor in the commissions paid when you’re looking at the comparable sales. If the properties similar to yours sold for prices that included commissions, take that into account.

    Don’t underprice your property – be aware that a savvy buyer may expect to take a discount too. If you’re doing the work of one agent, you can expect to save that money.

    Sometimes in Cincinnati & Dayton buyers who aren’t represented by an agent won’t remember to negotiate the buyer’s side commission out of the price for themselves, so don’t remind them if you don’t want to pay them. Just don’t be surprised if it comes up during the negotiation.

    You may want to consider offering 2.5% to buyer’s agents who will bring their clients to show your property. Sure, it’s a lot of money. If you’re pricing your property including that commission, you can always negotiate a better deal for a purchaser who comes without an agent.

    On the other hand, if you don’t leave room for the buyer’s agent’s commission, you’ll be excluding most of the buyers in the market in Cincinnati & Dayton.

    Over 90% of transactions happen through the MLS – that’s the Multiple Listing Service. It’s the main database that all the brokers in Cincinnati & Dayton use to access information for their clients on the houses, condos, land and investment properties for sale, along with data on the sold prices.

    Once upon a time, you had to pay a full commission to get your property on the MLS. Now in Cincinnati & Dayton, there are a few brokers who will charge you a fee just to list your property on the MLS. Often, you spend a few hundred bucks and you only pay commission if the sale closes.

    Compared to the cost of a newspaper ad, the MLS is a cheap way to market your property to a very wide audience.

    All the major real estate search sites like Realtor.com, Zillow, Yahoo Homes, etc. get data from the MLS. Chances are good that when you submit your listing in Cincinnati & Dayton to the MLS, information on your property will end up on most of the major sites within a few days.

    Each of those sites sells ads. They’ve got packages that let you pay to enhance your listing, feature it at the top of the search, and a lot of other bells and whistles that might or might not get an interested buyer to buy your property.

    Advertising is a gamble. Sometimes open houses in Cincinnati & Dayton Ohio can be a great way to sell property, and sometimes they’re a waste of time. Same with newspaper ads, craigslist postings, fancy signs – sometimes they work, and sometimes they don’t.

    To effectively sell your property on your own, you have to market it well.

    Putting up fliers and signs around your neighborhood can generate some calls, and there’s a lot of free websites where you can post information. But often just putting up flyers and an open house isn’t enough if your house doesn’t appeal to the average home buyer.

    In theory, real estate agents charge big commissions because they have to spend a lot of money up front to advertise your property. By advertising lots of properties at once, they expect to get more phone calls – and obviously, they’ll make good profits by selling lots of houses.

    Certain properties might require thousands of dollars in advertising expenses before the right buyer happens to see the ad and call.

    If you want to avoid paying any commissions, you can also sell your house to investors like us for CASH

    We fair prices for properties – and we can close fast (in as little as 3-5 days if you need to).

    Sometimes we’ll purchase Cincinnati & Dayton houses, fix them up, then rent them out… sometimes we’ll fix them up and sell them to other people looking for great homes in the area, and a lot of other reasons, too – but we love to hear from people like you who are thinking of selling anywhere in Ohio.

    We’re investors who care a lot about Cincinnati & Dayton.

    We close fast and pay cash in as little as just 3-5 days. Give us a call now at

    or fill out the short form over here.

    Sell Your Cincinnati & Dayton House Fast – Get A Cash Offer Today

  • Selling My House for Cash in Cincinnati & Dayton

    Should you take a cash offer for your Cincinnati & Dayton house?

    Not always.

    I’ll tell you how to sell any property for cash, some reasons to refuse a cash offer – and when you shouldn’t say no.

    Selling My House For Cash In Cincinnati & Dayton

    If you’re selling a property in Cincinnati & Dayton to an end buyer (the person living in the home), chances are good it won’t be bought with cash.

    Most transactions close with a bank loan, because most buyers don’t have the funds.

    This isn’t news.

    Even most investors don’t close transactions with cash. It’s easy to let a bank share the risk, even if you have the money – most investors spread themselves too thin.

    At Ohio Cash Buyers LLC we don’t spread ourselves too thin, because our primary goal is to build stable communities around Cincinnati & Dayton.

    In most cases, we’ll pay cash for your Cincinnati & Dayton Ohio property.

    The Benefits Of An All Cash Sale Of Your House

    The benefits of a cash sale are real:

    • money fast
    • when you need it most

    You don’t have to deal with the hassles of waiting months for a buyer to get a mortgage, only to be told that the lender eliminated the program and you’re back to square one.

    You don’t have to list your house with a real estate agent and pay a huge commission.

    You don’t have to deal with a lot of people just “kicking the tires” and checking out your property for fun. We don’t waste your time. This is our business.

    You don’t need to paint, make repairs, or even clean up. We take properties just as they are. You won’t waste money on junk haulers or contractors.

    You don’t need to deal with any paperwork. We have it all covered.

    Working With A Reputable Cincinnati & Dayton House Buyer / Investor

    Always make sure that your cash buyer is reputable. At Ohio Cash Buyers LLC, we offer great references of past sellers we’ve helped, we can show you examples of some of the latest projects we’ve worked on, and we’ll be happy to answer any questions you have so you feel comfortable.

    We pride ourselves on being a strong part of the Cincinnati & Dayton community.  Our local mission is to help local Cincinnati & Dayton Ohio homeowners who need to sell your Cincinnati & Dayton house fast do it quickly, at a price fair to you, and to help improve the beauty of neighborhoods one house at a time.

    If you’re wondering about selling your house for cash in Cincinnati & Dayton or just need to sell a property near Cincinnati & Dayton, we can help you.

    We buy properties like yours from people who need to sell fast.

    Give us a call anytime at or
    fill out the form on this website today! >>

  • Understanding the Foreclosure Process in Ohio

    Understanding the foreclosure process in Ohio is an important part of navigating your own home foreclosure.

    Before we dive in…

    What is foreclosure anyway?

    Foreclosure is the legal process that lenders use to take back property securing a loan, generally after the borrower stops making payments.

    Foreclosure is no fun.  But just know that it’s not the end of the world.

    When you know how foreclosure in Ohio works… it arms you with the knowledge to make sure you navigate it well and come out the other end as well as possible.

    The Basic Stages of A Foreclosure

    There’s a few stages that are important to any foreclosure process.

    Foreclosure works differently in different states around the country.

    The two ways different states use to foreclose upon a property are: judicial sale or power of sale.

    Connect with us by calling

    or through our contact page to have us walk you through the specific foreclosure process here locally in Cincinnati & Dayton.

    In either scenario, foreclosure typically doesn’t go to court until 3-6 months of missed payments have elapsed. Usually (but not always), a lender will send out many notices that you are in arrears – overdue or behind in your payment.

    Under Judicial Foreclosure:

    • Your mortgage lender must file suit in the court system.
    • You’ll get a letter from the court demanding payment.
    • Assuming the loan is valid, you’ll have 30 days to bring payment to court to avoid foreclosure (and sometimes that can be extended).
    • If you don’t pay during the payment period, a judgment will be entered and the lender can request the sale of your property – usually through an auction.
    • Once the property is sold, the sheriff serves an eviction notice and forces you to immediately vacate the property.

    Under Power of Sale (or Non Judicial Foreclosure):

    • The mortgage lender serves you with papers demanding payment, and the courts are not required – although the process may be subject to judicial review.
    • After the established waiting period has elapsed, a deed of trust is drawn up and control of your property is transferred to a trustee.
    • The trustee can then sell your property for the lender at a public auction (notice must be given).

    Anyone who has an interest in the property must be notified during either type of foreclosure.

    For example, any contractors or banks with liens against a foreclosed property are entitled to collect from the proceedings of an auction.

    What Happens After A Foreclosure Auction?

    After a foreclosure is complete, the loan amount is paid off with the sale proceeds.

    Sometimes, if the sale of the property at auction isn’t enough to pay off the loan, a deficiency judgment can be issued against the borrower.

    A deficiency judgement is where the bank gets a judgement against you, the borrower, for the remaining funds owed to the bank on the loan amount after the foreclosure sale.

     

    Some states limit the amount owed in a deficiency judgment to the fair value of the property at the time of sale, while other states will allow the full loan amount to be assessed against the borrower.

    Here’s a great resource that lists the state by state deficiency judgement laws, since every state is different.

    Generally, it’s best to avoid a foreclosure auction. Instead, call up the bank, or work with a reputable real estate firm like us at Ohio Cash Buyers LLC to help you negotiate discounts off the amount owed to avoid having to carry out a foreclosure.

    Experienced investors can help you by negotiating directly with banks to lower the amount you owe in a sale – or even eliminate it, even if your home is worth less than you owe.

    If you need to sell a property near Cincinnati & Dayton, we can help you.

    We buy houses in Cincinnati & Dayton Ohio like yours from people who need to sell fast.

    Give us a call anytime or
    fill out the form on this website today! >>

     

    Other Foreclosure Resources For Cincinnati & Dayton Ohio HomeOwners: