5 Top We Buy Houses for Cash Companies in Cincinnati
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Richard Haddad Managing EditorClose
Richard Haddad Managing EditorRichard Haddad is the managing editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.
At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.
Selling a house in Cincinnati can be time-consuming, especially if your home needs repairs or updates. If you find yourself facing the need for a fast home sale, you may be considering contacting a “We Buy Houses” business. These companies make all-cash offers for homes that may need some work, allowing sellers like you to quickly receive proceeds and move on with your life plans.
This cash sale option can be particularly useful if you lack the time, expertise, or resources to handle repairs and upgrades.
In this article, we’ll help you navigate this selling option by exploring some popular Cash-For-Homes companies in Cincinnati, examining the pros and cons, and comparing them to traditional methods like hiring a top real estate agent. This information can help you weigh your options and make the best choice for your unique situation.
Sell Your House Fast in Cincinnati With a Cash Offer
Get an all-cash, no-obligation offer on your Cincinnati home through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 10 days. No showings, no repairs, no open houses. Available to sellers throughout Cincinnati.
Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Cincinnati area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in Cincinnati
Cincinnati house-buying companies make the process simple and quick. Here’s a breakdown of the basic steps you’d typically follow to sell your home to a Cash-For-Homes company:
- Research companies: Start by researching reputable house-buying companies in Cincinnati. Look for reviews, Better Business Bureau ratings, and other information to ensure you’re working with a trustworthy buyer.
- Contact the company: Reach out to the company you’re interested in and provide details about your home. This will include the location, size, condition, and any other relevant information.
- Schedule a property assessment: The company will likely want to assess your property in person. This involves a visit to evaluate the home’s condition, features, and local market factors.
- Receive an offer: After the assessment, the company will make an all-cash offer for your home. The offer is typically lower than market value and takes into account any necessary repairs.
- Accept or reject the offer: If you’re satisfied with the offer, sign the agreement. The company will handle the paperwork and guide you through the closing process. You are under no obligation to accept the offer.
- Close the deal: At the closing, you’ll receive your cash payment and transfer ownership of the property to the house-buying company. This process is typically faster than a traditional sale, allowing you to move on quickly.
Popular We Buy Houses for Cash companies in Cincinnati
If the process of selling to a house-buying company in Cincinnati sounds good to you, it’s time to find a legitimate business you can trust.
We’ve compiled some of the top companies that will pay cash for your Tudor-style house or your parents’ Contemporary home. By selling to one of these companies, you should be able to sell your Cincinnati home in as little as a week or two.
Ohio Cash Buyers
Ohio Cash Buyers is a family-owned real estate company and professional homebuyer based in Springboro, Ohio, with over 16 years of experience. They specialize in purchasing houses in any condition and offering win-win solutions to help homeowners facing various challenging situations, such as foreclosure, divorce, inherited properties, estate issues, problematic rentals, probate, outdated properties, and military members getting transferred. Their mission is to assist homeowners in finding real solutions to their house problems. Whether a property needs updates or has been unsuccessfully listed with a Realtor, Ohio Cash Buyers can offer a fast and hassle-free selling process.
Locations: All surrounding areas in Ohio, including Cincinnati
Closing costs: Sellers pay no closing costs. Ohio Cash Buyers covers them.
Ohio Cash Buyers has received a high rating of 4.8 stars on Google from more than 100 reviews. One satisfied customer praised the smooth and hitch-free process of working with Bryan Blankenship and his team, highlighting their flexibility in accommodating multiple changes in the closing date due to personal medical issues. Another customer had an excellent experience, opting to sell a rental property that required repairs and updates. Despite an existing tenant, Ohio Cash Buyers efficiently expedited the closing process, even sending a mobile notary to collect signatures, leading to a simple and hassle-free experience. The reviewer wholeheartedly recommends Ohio Cash Buyers for their fast and easy as-is property sale, giving them a 5-star review.
Website: ohiocashbuyers.com
Phone number: 513-815-5000
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Cincinnati (and across the country) can request a cash offer for their home. Simple Sale connects you to the largest network of cash buyers in the U.S. Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold. This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Cincinnati.
With Simple Sale, you can get a no-obligation, all-cash offer in 24 hours, and sell your home in as few as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Cincinnati
Closing costs: No prep costs, no agent commissions, and no fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a HomeLight platform. HomeLight was founded in 2012 and is BBB accredited with an A+ rating. The company has 4.6 stars on Google based on more than 500 user reviews. Below you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks and what he thought of the process overall.
Learn more: homelight.com/simple
Phone: 844-488-8455
We Buy Houses Cincinnati
Founded in 1998, We Buy Houses is a national homebuying network with independent franchise offices around the country. They buy single-family homes, condos, land, and other types of real estate. They regularly work with sellers behind on payments, foreclosures, short sales, landlord-tenant situations, and vacant properties. The process includes the seller providing initial information on the property, then they send a representative out to view the home and make an offer. Once an offer is accepted, the company sets the closing date, and sellers can
Locations: Nationwide, including Cincinnati
Closing costs: Sellers pay no closing costs. We Buy Houses covers them.
We Buy Houses has been BBB accredited since 2020 and holds an A+ rating. Customer reviews for We Buy Houses speak to reliability, responsiveness, and fairness. They express that it was a quick and easy process and an overall great experience.
Website: webuyhouses.com/OH/Cincinnati
Phone number: 513-878-1677
Cincinnati Property Twins
The Cincinnati Property Twins, born and raised in Cincinnati, have been helping homeowners in the area sell their houses quickly for 22 years. They have purchased over 650 homes during this time and are dedicated to their city. Committed to integrity and ethical relationships, they offer to buy houses “as is” and provide fast cash to sellers. Their reputation is built on trust, and they also give back to the community they serve. If you need to sell your house fast in Cincinnati, the Cincinnati Property Twins are a reliable option.
Locations: Sharonville and nearby areas, including Cincinnati
Closing costs: Sellers pay no closing costs. Cincinnati Property Twins covers them.
Cincinnati Property Twins has a rating of 4.2 stars on Google. They are known for being reputable cash house buyers who process sales quickly. One client speaks highly of their ability to offer an irresistible deal and complete the house sale in just a week, while another client had a wonderful experience selling their house to them in Price Hill, appreciating the good offer, excellent service, and fast closing process. Overall, the feedback indicates that Cincinnati Property Twins are efficient and reliable in their services.
Website: cincypropertytwins.com
Phone: 513-445-2274
Express Home Buyers Cincinnati
Express Homebuyers is a company founded in 2003 by Jud Allen and Brad Chandler to address the needs of home sellers facing various challenges, such as divorce, foreclosure, or inherited property. Their focus is on providing a respectful and efficient solution for sellers by offering a simple 3-step process to get a fair cash offer for their homes. This process allows sellers to avoid the complexities of listing with a broker and dealing with a lengthy closing process. Express Homebuyers can even assist with moving expenses. The company prides itself on its extensive experience, personalized service, and successful track record in buying homes directly from sellers, making the process hassle-free and helping sellers move on with their lives.
Location: Throughout Ohio, including Cincinnati.
Closing costs: Sellers pay no closing costs; Express Home Buyers covers them.
Express Homebuyers is a BBB-accredited company with a B+ rating. They hold a rating of 4.2 stars on Google based on 114 reviews. One satisfied customer had a great experience with the company, mentioning that the entire staff was extremely helpful. They sold their rental property to Express Homebuyers. Despite having a renter in place, Express Homebuyers efficiently moved up the closing when the renter left early. The customer appreciated the quick and easy process and recommends Express Homebuyers to anyone planning to sell their home as-is.
Note: The BBB site reports a resolved complaint brought against Express HomeBuyers by the Office of the Attorney General for the District of Columbia (OAG). The lawsuit alleged that the company sent letters to DC homeowners falsely claiming that they owed past due property taxes and urging them to act quickly so they would not lose their home to a tax sale or foreclosure. In December 2022, Express Homebuyers paid a fine and entered into a Consent Order with the OAG that settles the allegations.
Website: expresshomebuyers.com/Ohio
Phone: 877-804-5252
Why sell your Cincinnati house for cash?
There are a number of reasons a Cincinnati home seller may choose to work with a Cash-For-Homes company. Leading the list are the benefits of speed, certainty, and remarkable convenience.
In Cincinnati, it typically takes around 66 days to sell a home on the market using an agent. That includes an average of 23 days on the market, plus the typical 43 days a buyer needs to close on a purchase loan.
Compare that to the typical seven to 10 days promised by many house-buying companies in Cincinnati, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Let’s take a quick look at some of the most common circumstances that prompt Cincinnati homeowners to choose a We Buy Houses for Cash company.
- Significant repair issues: Your home in Cincinnati might have major issues like foundation gaps, floor cracks, or wall fissures that are too costly or time-consuming to fix.
- Urgent need for cash or to move: Whether it’s a divorce, medical need, financial strain, job relocation, or other life change, a quick cash sale can provide much-needed relief.
- Lack of funds or desire for repairs: You may not have the resources or the inclination to undertake necessary home repairs before selling.
- Avoiding stress and hassle: Selling to a cash buyer eliminates the stress, work, and headaches of home prep, showings, negotiations, and a lengthy or complex sales process.
- Desire for privacy: Some sellers prefer the discretion of a quiet, off-market sale to a cash buyer, avoiding public listings and open houses.
- Facing foreclosure: If you’re facing foreclosure, a quick cash sale can help you settle debts with the lender and mitigate damage to your credit history.
- Inheriting a property: If you’ve inherited a property that you don’t want to maintain or rent out, a fast cash sale can provide an easy way to unload it.
- Unwanted rental property or problem tenant: As a landlord, you may no longer wish to manage a rental property or deal with a difficult tenant, and a cash sale offers a swift exit.
- Elderly homeowner: If you or a family member are moving in with relatives or into a care facility, selling the property for cash can provide convenience and funding for the transition.
- Out-of-state homeowner: Living far away from your Cincinnati property can make a traditional sale challenging, whereas a quick cash sale simplifies the process.
If you find yourself in any of these situations, considering a cash offer from a We Buy Houses company might be a wise move. However, it’s essential to view this as a starting point. There are additional factors and options to consider.
Pros and cons of house-buying companies in Cincinnati
When considering selling your Cincinnati home to a house-buying company, it’s essential to weigh the pros and cons. Let’s explore the advantages and disadvantages of this approach to help you make a more informed decision.
Pros
One of the main advantages of working with a house-buying company in Cincinnati is the speed and convenience it offers. These companies buy houses in any condition, eliminating the need for repairs or preparations. Here are some key benefits:
- Speedy process: House-buying companies typically close the deal within a few days to a couple of weeks, offering you quick access to cash.
- No need for repairs: You can sell your home as-is, without the hassle of fixing any issues or making costly renovations.
- No fees or closing costs: Unlike traditional sales, you won’t have to pay any commissions or closing costs.
- Avoiding listing, showings, and negotiations: Selling to a cash buyer eliminates the stress of listing, coordinating showings, and handling negotiations, simplifying the entire process.
Cons
However, there are some drawbacks to consider. The most significant downside is that house-buying companies in Cincinnati will likely offer you less than market value for your home. Here are some key disadvantages:
- Lower offer: Cash buyers typically offer below market value for your home, as they aim to make a profit by reselling it after repairs or upgrades.
- Less room for negotiation: These companies usually present a take-it-or-leave-it offer, leaving you with little room for negotiation.
- You may feel pressured: While most Cincinnati house-buying companies have earned trustworthy reputations, there are some unscrupulous players in the industry that may apply pressure tactics to take advantage of your urgent situation.
- Potential for scams: As with any industry, there are scammers that target homeowners looking into house-buying companies. Be cautious and vet potential buyers to avoid falling victim to scams.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
When considering a We Buy Houses for Cash company in Cincinnati, it’s important to remember that the integrity and service you’ll receive can vary widely. Your experience will largely depend on the character and professionalism of the person or group making the offer.
Before you commit to a cash offer, take the time to thoroughly vet the company. Look for online reviews, read testimonials, and research the company’s presence and performance in the Cincinnati market. It’s essential to ensure that you’re working with a reputable buyer who will honor their agreements and treat you fairly. And, of course, always read the buying agreement carefully before signing it.
HomeLight suggests you consult with an experienced Cincinnati agent to get a better idea of what your home might be worth if sold on the open market. Then compare your cash offer. HomeLight can connect you with a top-performing agent in your local market. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your home quickly
iBuyers
iBuyers, short for instant buyers, use automated valuation models to quickly estimate home values and make all-cash offers. They emerged in the mid-2010s, offering a mostly online experience for sellers with homes in good condition. However, iBuyers like Opendoor and Offerpad charge service fees of around 5%-6% and tend to operate in areas with uniform housing stock.
Listing with an agent
Considering listing with a real estate agent is wise, even if you’re looking for a quick sale. In a seller-friendly market, a top agent can quickly sell a well-priced and well-marketed home. Top Cincinnati agents sell homes for up to 10% more than average agents, as shown by HomeLight’s transaction data.
A seasoned local agent can also provide valuable insights through a comparative market analysis (CMA), helping you calculate your home’s value by comparing it to similar properties that recently sold. Many agents offer a free CMA, helping you make a well-informed decision, whether you list with them or choose a house-buying company.
Experienced agents may even connect you with cash buyers willing to offer closer to your home’s market value. HomeLight can connect you with top-performing agents in your Cincinnati market.
FAQs on Cincinnati house-buying companies
By and large, most We Buy Houses for Cash companies in Cincinnati are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a track record, you can be fairly confident that it’s legit.
That said, as with any financial transaction, it’s a good idea to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the Better Business Bureau website. Watch for anything that just doesn’t seem right.
As described in our pros and cons list above, most Cincinnati We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value, minus their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your Cincinnati Tudor or Contemporary style homes could sell for $270,000 after repairs, but it’s going to need $30,000 of work to get there.
($270,000 x .70) – $30,000 = $159,000
In this example, a Cincinnati We Buy Houses company might offer you around $159,000 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of market value while charging a fee for their services.
When you accept an offer from a Cincinnati We Buy Houses for Cash company, you will likely be coming to grips with a two-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once the offer is accepted. On the other side, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive is going to be the price you walk away with at the end of the deal. Of course, it’s always a good idea to flat-out ask the company if there are any hidden program fees that might impact your bottom line.
- Research and vet the house-buying companies that serve your Cincinnati area. Our list above is a good place to start.
- Submit offer requests to a few of the companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move).
We Buy Houses for Cash in Cincinnati vs. top Cincinnati agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look, and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Cincinnati | Sell with a top Realtor in Cincinnati |
| Selling timeline | 7 to 30 days | 66 days average; 23 to attract an offer, 43 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash offer companies often handle title issues | Must clear title before you can sell home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 5.8% average |
| Closing costs | None | 1% to 3% of the home sale price on top of agent commission |
Example net proceeds
Below, we’ve put together one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Cincinnati is currently worth about $270,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $295,000.
| Sell to a We Buy Houses for Cash company in Cincinnati | Sell with a top Realtor in Cincinnati | |
| Estimated sale price | ($295,000 x .70) – $25,000 = $181,500 | $270,000 |
| Market preparations | 0 | $2,700 (1% of sale price) |
| Agent commissions | 0 | $15,660 (5.8% of sale price) |
| Closing costs | 0 | $4,050 (1.5%) |
| Estimated take-home for seller | $181,500 | $247,590 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your Cincinnati property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
Key takeaways
- Quick, convenient sales: We Buy Houses companies in Cincinnati offer quick and hassle-free transactions, eliminating the need for repairs, showings, or waiting for a buyer.
- Lower offers: These companies typically offer less than market value, trading convenience for a lower price.
- Vet your cash buyer: Before accepting an offer, check reviews and testimonials to ensure you’re dealing with a reputable company.
- Know your home’s worth: A comparative market analysis from a real estate agent can provide valuable insights into your home’s value, helping you evaluate offers more effectively. You can get a preliminary estimate using HomeLight’s Home Value Estimator.
- Explore alternatives: Consider iBuyers if your home is in good condition, or consult with a top real estate agent for potentially higher returns.
In conclusion, when it comes to selling your home, it’s wise to avoid making any hasty decisions. If you’re considering a Cincinnati Cash-For-Homes company, it’s wise to gather multiple offers and weigh your options before committing.
At HomeLight, we’re here to assist you with your real estate needs, whether you’re exploring a cash offer or seeking out a top Cincinnati agent to help you sell your property quickly and at the best price. Let us help you make an informed and confident decision.
Header Image Source: (Rafik Wahba / Unsplash)
