How to Sell a House As-Is in Ohio

Selling a house “as is” in Ohio? Whether you’ve got a fixer-upper or recently inherited a relative’s home, sometimes the goal is to skip repairs, get a fair offer, and move on. According to top-producing Columbus, Ohio, real estate agent Lorraine Lynn, every house is sold as-is in the state of Ohio.

However, some sellers may not want to complete needed repairs on the house or may not have the funds to complete the repairs, so they will sell the house in its current condition without upgrades. Some of these things may include not wanting to repair a broken heating system or a leaky toilet.

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Although it offers a straightforward way to move on from owning your current house, selling a house as-is usually means accepting a lower offer, and it doesn’t always prevent buyers from trying to negotiate savings. Let’s take a closer look at how to sell a house in Ohio, your options for getting an offer, and what to expect from the process.

Fast facts about selling a house as-is in Ohio

Average sales price in Ohio $241,000 (April 2025)
Median days on market for Ohio 25 days (aggregate data)
Disclosures Ohio law requires sellers to disclose material facts about the property through the Residential Property Disclosure Form.
MLS has field to mark a listing “as is”? No, all houses are considered ‘as is’ in Ohio.
Is a real estate attorney required? Real estate attorneys are not considered essential for closing in the state of Ohio.
Real estate transfer taxes? Ohio’s real estate transfer tax, known as a conveyance fee, is $1.00 per $1,000 of the property’s value, usually based on the purchase price.

What is ‘as is’ condition in real estate?

“As-is” is a type of home sale where it’s understood that no improvements will be made to the property. The seller chooses not to entertain requests from buyers to complete repairs or provide a credit for fixes. This type of sale may also indicate that the functionality and longevity of certain home components, such as a stove on its last legs or an older roof, are not guaranteed.

When selling a house as-is, the general condition of the property should already be accounted for in the purchase price of the home to the best of the seller’s knowledge.

Lynn approaches things a bit differently when selling a house as-is in Ohio.

When I go into the house, and I see some minor repairs […] I will have my contractors complete the repairs and have the sellers reimburse us at closing. This way, the buyer will get a better perspective of the house, and I can get the repair done […] at a reasonable price, and they don’t pay anything out of pocket. The repair cost just comes out of the seller’s settlement proceeds.
  • Lorraine Lynn
    Lorraine Lynn Real Estate Agent
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    Lorraine Lynn
    Lorraine Lynn Real Estate Agent at Keller Williams Consultants
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    Currently accepting new clients
    • Years of Experience 23
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    • Average Price Point $261k
    • Single Family Homes 697

Which types of homes are sold ‘as is’?

Homes sold as-is often need some work, or may be cosmetically outdated. It’s not a label you’re likely to put on a listing in pristine, move-in-ready condition.

As-is sales often attract investors searching for their next flip or buyers seeking a bargain, perhaps on a home in a great location with lots of potential. They’re common in cases like estate sales, inherited assets, investment deals, or when repairs were started but couldn’t be finished due to budget constraints.

What problems do you have to disclose in Ohio?

Selling a house as-is in Ohio doesn’t mean sweeping known problems about the house under the rug. You’re still required to disclose known issues to potential buyers. A good time to fill out the Residential Property Disclosure Form is before listing your home or requesting an offer, so that you know it’s completed.

According to the document, sellers need to honestly share any problems or issues with the property that they actually know about. However, if they haven’t lived there or aren’t aware of certain things, they’re not expected to guess or find out hidden problems for the buyer.

The form will walk you through documenting known material defects about the property’s physical condition, including aspects like:

  • Water supply, such as the source, quality, and any known problems
  • Sewer or septic system condition and functionality
  • Roof and gutters condition, including leaks or repairs needed
  • Foundation and structural integrity issues
  • Presence of hazardous materials such as:
    • Lead-based paint
    • Asbestos
    • Radon gas
  • Electrical system issues or safety concerns
  • Plumbing system condition, including leaks or repairs needed
  • Heating, ventilation, and air conditioning (HVAC) system status
  • Drainage or grading problems around the property
  • Pest or termite damage and treatments
  • Any known zoning or building code violations
  • Past flooding or water damage history

No matter what method you choose to sell your home, it’s required to make these disclosures to the best of your ability.

Review your options to sell ‘as is’ in Ohio

The main options to sell a house as-is include:

List ‘as is’ with the help of a real estate agent

A great real estate agent will assist you throughout the process of listing and selling a home as-is. They will give simple presentation tips to improve marketing, help set an appropriate price that reflects the home’s condition, and find a buyer willing and eager to buy your home in its current state.

It’s important to find an agent with experience selling homes as-is in Ohio. A great agent might also work with local contractors, so you can make your house more appealing to buyers and save time and money with repairs.

Sell directly to a cash buyer

Someone needing to sell their home as-is can also work directly with a property investor or house buying company rather than list, where it may be difficult to get an offer from a limited buyer pool.

We Buy Houses operations buy as-is at a discounted rate and generally seek out homes in poor condition needing significant repairs. These companies can help sellers cash out quickly, and many will cover a seller’s closing costs.

Steps to list as-is with the help of a real estate agent

Find an agent willing to list the home as-is

Your choice of real estate agent always matters, but especially when selling a property as-is. It’s important to find the right match. You’re looking for an agent who doesn’t shy away from listings that need a little TLC and maybe has a strong network of investor connections.

Your agent should also be willing to put in extra effort on marketing. Given that the majority of Americans prefer a move-in-ready home, an as-is sale likely has a reduced buyer pool from the start.

Lynn goes the extra mile for all of her clients by doing light staging for properties that need it.

Consider a pre-listing inspection

A pre-listing home inspection is the same as a standard home inspection, except that the seller pays for it before listing their home on the market. It may sound like a counterintuitive step for an as-is sale, but getting the inspection results upfront can illuminate any issues that could impact the home’s value and inform an accurate pricing strategy.

If a buyer requests further price deductions based on their own inspection, you may be able to point out that the estimated cost of certain repairs was already baked into the list price.

Price to reflect as-is condition

The average sale price for homes in Ohio hit $241,000 in April 2025, a 5.5% increase from the previous year.

Some of the top factors that impact the value of an as-is listing in Ohio include the area the house is located in, its size, estimated cost of repairs, the size of the lot, and the overall layout of the home. A home with an open floor plan, a spacious yard, and a great location will still catch the eye of many buyers in Ohio, even if it needs repairs.

Start your pricing strategy with a free estimate from HomeLight’s Home Value Estimator (HVE). Our HVE combs public data, including tax records and assessments, and pulls recent sales records for other properties in your neighborhood. Using a short questionnaire, we also factor in specifics about your home, such as the property type and condition. Input your address, and we’ll provide you with a preliminary home value estimate in under two minutes.

Do ever-so-light preparations

Even for as-is home listings in Ohio, Lynn typically recommends that sellers complete the following:

Photograph to show potential

Your home listing warrants professional photography regardless of its condition. A professional photographer will take steps to shoot each room from the best angle, ensure optimal interior and natural lighting, and edit for the ideal brightness and exposure.

A high-quality camera with a wide-angle lens is essential to showcasing entire rooms rather than half or three-quarters of what’s there. Excellent real estate photos attract more potential buyers, create a strong first impression, and generate more interest in a listing. They showcase the home’s best features, making it appear more spacious, inviting, and valuable, which can lead to higher offers.

With increased visibility and emotional appeal, homes with great photos often receive more inquiries, sell faster, and stand out in a competitive market. According to statistics, listings that include professional photography sell 32% faster. Listings with pro-quality listing images can close for up to $116,076 higher than comparable listings with low-quality photography.

Your real estate agent will almost always arrange for professional photos as part of the listing process.

Highlight the surrounding area

A home’s location will be important to buyers seeking out a home with potential. Mention in your as-is listing if your home is close to these key areas in the community:

  • Restaurants and shopping, including grocery stores and pharmacies
  • Parks, libraries, and community centers
  • Hospitals and doctors’ offices
  • Museums and other attractions
  • Rivers and lakes
  • Access to major highways
  • Public transportation

Include as-is in the listing

Unless you explicitly mention that your house is being sold as-is, buyers will have no idea of your intentions with the listing. Another common descriptor mentioned in as-is listings in Ohio is the phrase “priced to sell.”

To balance the focus on as-is condition, work with your agent to craft a property description that highlights the home’s best features, such as a great backyard, high ceilings, and crown molding.

According to Lynn, the multiple listing service (MLS) in Columbus, Ohio, does not provide a dedicated ‘as-is’ checkbox or label for agents to select, so it is necessary to explicitly state this condition within the listing description to ensure clear communication with potential buyers.

Understand that buyers may still negotiate

Listing as-is provides no guarantee that buyers won’t try to negotiate savings on their purchase, even on an asking price you felt was already reduced to reflect the home’s condition. One of the best defenses you can have is an agent who takes a hard stance to prevent a deal from going south for the seller.

Lynn is a pro at handling negotiations when selling a house as-is in Ohio. She knows the house inside and out and can highlight its positive features. She has also already taken care of minor repairs, so buyers have less room to negotiate based on any small fixes that they might request.

Be aware of the minimum property standards for certain loans

When you place your home on the market, it’s hard to predict if your top offer will come from a cash buyer or a buyer prequalified for a home loan.

If you do end up working with a financed buyer, be aware that different mortgage types (such as conventional loans or government-backed FHA, USDA, or VA loans) have different minimum property standards.

These are standards related to the overall condition of a property, which will play a role in the willingness and ability of a lender to finance a buyer’s loan. Before properties can be financed, their value and condition are typically examined by a state-licensed, independent appraiser contracted by the buyer’s mortgage company.

If you’re unsure whether your home will meet appraisal requirements, you can start by taking a look at the FHA minimum property standards. If your house complies with the FHA, then it complies with most other lenders’ requirements.

Prioritize a cash offer if you receive one

On occasion, conventional lenders may finance a fixer-upper property sold as-is, and it’s not impossible to finance a fixer-upper with an FHA loan. However, if you’re selling a house as-is, especially one that needs heftier repairs, you may want to consider accepting a cash offer if you receive one.

Cash eliminates the lender-ordered appraisal as well as the time it takes to close on the buyer’s loan, creating a faster and clearer path to settlement.

Only about five percent of Lynn’s offers are from cash buyers. Some buyers may even make a cash offer with no loan contingency, but then end up getting a mortgage. This is perfectly fine as long as it’s done within the contract timeline.

Pros of listing a home ‘as is’:

Cons of listing a home ‘as is’:

  • Engage with a limited buyer pool
  • Expect lower offers
  • Navigate through negotiations and repair requests still

Steps to sell directly to a cash buyer

Now that we’ve covered the general process of listing a home as-is, let’s discuss the alternative of working with an investor. While the process varies from business to business, the steps to selling your home to a house-buying company typically go something like this:

  1. Decision: A homeowner decides a traditional listing isn’t for them. Perhaps their house needs a lot of work, or they do not want to host any showings or open houses. They’re concerned about finding a buyer willing to purchase their home as-is in its current state.
  2. Contact: A seller contacts a company that buys homes in their area and provides some basic information about their home.
  3. Preliminary offer: At this stage, some house buying companies will provide a preliminary offer that is subject to change after a house assessment.
  4. Assessment: The company schedules a walkthrough of the property to evaluate its condition, usually within 24 to 48 hours.
  5. Firm offer: The company makes a firm offer, usually within 24 hours, sometimes on-site after the walkthrough, which you can accept or decline. Most of these companies will not negotiate on price, so the offer is a take-it-or-leave-it scenario.
  6. Closing: If you accept the offer, you and the company will each sign the contract, and closing will begin. Some companies offer a large deposit or moving cost assistance, and a few may even pay for the home upfront.
  7. Payment: The seller receives payment quickly, typically within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.

If you aren’t sure where to get a cash offer, consider Simple Sale, a solution from HomeLight. Tell us a bit about your home, such as whether it’s a single-family or condo, and how much work it needs. From there, Simple Sale provides you with a full cash offer to buy your home in as few as 24 hours.

Here are some of the benefits you can expect when you use the Simple Sale platform:

  • Skip repairs: There’s no need to call the roof inspector or drain your savings to replace the HVAC. HomeLight will provide an offer for homes in almost any condition.
  • Sell when it’s convenient: Want to get out right away? Or need a little more time to pack? Either way, we’re flexible. Pick a move date that works for your schedule within 30 days of closing.
  • Close with certainty: Cash buyers don’t need a lender’s involvement to purchase a home, meaning they can move nimbly and quickly compared to someone who needs financing. With Simple Sale, you can close in as little as 7 days, compared to the 30 to 60 days it typically takes to close with a financed buyer.

Curious to know more about the Simple Sale experience? Hear it firsthand from one of our valued clients in the video below.

Additional We Buy Houses companies in Ohio

Below, we’ve compiled a list of some of the leading companies that purchase homes as-is for cash in Ohio and information about each.

We Buy Ugly Houses, HomeVestors

We Buy Ugly Houses, one of the most recognizable names on the list, operates as a subsidiary of HomeVestors. Since its founding in 1996, the company has bought more than 150,000 homes across the U.S., offering cash purchases to homeowners nationwide.

Each office is operated as a local franchise and has a local homebuyer available. The company will make a cash offer on your house and can usually close within three weeks.

Locations: 47 states, including Ohio. Offices in Ohio are located in Cincinnati, Columbus, Dayton, and Cleveland.

Closing costs: Sellers pay no closing costs; We Buy Ugly Houses covers them.

Global Real Estate Solutions LLC

Global Real Estate Solutions LLC, a North Canton-based firm, specializes in streamlined home sales for Ohio homeowners facing urgent situations. With a focus on preventing foreclosure and supporting the local community, the company offers rapid, hassle-free transactions. As a family-operated business, it extends its services across the entire state, providing offers within 24 hours and the ability to close in as little as seven days.

Locations: Throughout Ohio

Closing costs: Global Real Estate Solutions LLC often pays for closing costs.

Ohio Cash Buyers

Ohio Cash Buyers is a family-run real estate investment firm based in Springboro, Ohio, dedicated to helping property owners navigate challenging situations. From foreclosure and probate to unwanted rentals or sudden relocations, the company specializes in creating practical, win-win solutions for sellers looking for a fast and hassle-free transaction.

It purchases homes in any condition and can present a no-obligation cash offer within 24 to 48 hours. Closings typically take place in as little as seven days, offering homeowners speed, simplicity, and relief.

Locations: Throughout Ohio

Closing costs: Ohio Cash Buyers usually pays closing costs.

Pros of selling as-is to an investor:

  • Save money on home preparations.
  • Sell fast, as you receive an offer in as little as a few days and close as quickly as one to two weeks later.
  • Skip repairs since most house-buying companies purchase properties in “as is” condition, even those that need major fixes.
  • Forgo staging, repeated showings, and open houses.
  • Arrange for a flexible move-out date.

Cons of selling as-is to an investor:

  • Receive a much lower offer, as investors typically pay 70% of what they estimate to be the home’s after-repair value.
  • Expect less room to negotiate since most cash buyer offers are going to be “take it or leave it.”
  • Risk partnering with unscrupulous companies, which is why it’s important to be vigilant about possible scams.

How much will you make from an as-is home sale?

There is no simple equation for calculating how much you’ll net from an as-is sale. If you list on the market with an agent, you’ll need to account for the cost of agent commissions (around 3% on average) and other closing costs, such as title fees and taxes, but you’re likely to field higher offers from buyers and see more competition for the home.

Lynn reminds us that all houses in Ohio are technically sold as-is, and the pricing will depend on the house’s condition, size, location, amenities, and so on.

Different types of investors and house buying companies also offer varying amounts for homes, largely dependent on their exit strategy. While fix and flip investors usually pay around 70% of the home’s after-repair value, buy-and-hold investors who plan to rent out your property may be able to pay more.

In addition, investors are often willing to cover the seller’s closing costs, which can amount to around 1% to 3% of the sale price. HomeLight’s net proceeds calculator can be helpful for studying some possible selling scenarios and for estimating your take-home pay.

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Ready to sell your house in Ohio?

While every home sale is different, you should now be familiar with the general process of selling a house as-is in Ohio. Now, you can begin to weigh which method will work best for you.

Lynn says, “Work with an experienced agent who has a network of investors, who is familiar with the systems of a house, and has a database of contractors.”

Whether you choose to list as-is with a real estate agent or work with a direct home buyer, know that a home doesn’t have to be in perfect condition to sell, so long as you provide disclosures as necessary, set the right price, and know what to expect going in.

Whenever you’re ready to take the next step, HomeLight would be happy to assist with your real estate needs. Connect with a top agent near you, or get started with a cash offer from Simple Sale.

Header Image Source: (Michael Bowman / Unsplash)