4 of the Top We Buy Houses for Cash Companies in Dayton
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Kelsey Morrison EditorClose
Kelsey Morrison EditorKelsey Morrison is an editor for HomeLight's Resource Centers. She brings six years of editorial experience covering real estate, home design, cooking, crafting, and pet care. With a background as a commerce editor at World of Good Brands (eHow.com and Cuteness.com) and an associate editor at Livabl, Kelsey holds a bachelor’s degree in Journalism from Concordia University in Montreal, Quebec.
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.
Are you looking to sell a house in Dayton, Ohio, that needs significant repairs? Or have you inherited a deceased loved one’s property while living out of state? Whatever the case may be, accepting a cash offer from a “We Buy Houses” company in Dayton can help you get out from under the property quickly and avoid the hassles of the traditional market.
These companies pay cash for houses regardless of the condition or the situation they’re facing, whether it be foundation issues or problem tenants. Closing happens quickly, often within a week or two. Best of all, most sellers don’t pay anything for the service. The catch is that sellers can expect to receive less than what their homes could potentially sell for on the open market — that’s how “We Buy Houses” companies turn a profit.
In this article, we’ll compare the pros and cons of selling to a “We Buy Houses” company in Dayton. We’ll highlight some of the most reputable companies serving the local market, and share alternative methods for selling your home quickly with minimal fuss. By the end, you’ll have all the information you need to make an informed decision.
Sell Your House Fast in Dayton With a Cash Offer
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Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Dayton area “We Buy Houses” companies should not be considered an endorsement.
Working with We Buy Houses companies in Dayton
“We Buy Houses” companies specialize in fast, convenient cash offers and speedy closings, sometimes in as little as a week. The streamlined process caters to sellers on a tight timeline and often targets properties that require renovations. Here’s a breakdown of how it typically works:
1. Research companies: Start by looking up reputable cash home buyers in Dayton. Check out their online reviews and client testimonials to make sure they’re credible.
2. Contact the company: Reach out to the company via their website or phone to express your interest in selling. They’ll likely ask for some basic information about your property.
3. Schedule a visit: Allow the company to inspect your home. This visit is to assess the condition of your property and determine an offer.
4. Receive an offer: After the inspection, the company will make an all-cash offer based on the current state of your home. Remember, this offer is usually non-negotiable.
5. Review the offer: Take some time to review the offer. Ensure it aligns with your expectations and needs before proceeding.
6. Close the sale: If you accept the offer, the company will handle most of the closing formalities. You’ll typically receive your money at the closing, or within 24 hours, via wire transfer.
Popular We Buy Houses companies in Dayton
If the speed and convenience of a “We Buy Houses” company in Dayton appeal to you, researching reputable ones is the next step.
We’ve compiled a list of some of the top companies that will pay cash for your or your parents’ Craftsman-style house or American Foursquare. By selling to one of these companies, you should be able to sell your Dayton home in as little as a week or two.
We Buy Houses Cash Dayton Ohio
We Buy Houses Cash Dayton Ohio is a family-owned real estate company that has been in operation since 2000. They buy houses in as-is condition in Montgomery, Preble, Greene, Warren, Darke, Miami, Clark, Shelby, and Champaign counties. The company purchases around 15 properties every month and is interested in houses, condos, duplexes, townhomes, apartment buildings, commercial properties, and land. Sellers can choose a closing date that works for them, and We Buy Houses Cash Dayton Ohio will even provide up to $1,200 towards your moving expenses.
Locations: Montgomery, Preble, Greene, Warren, Darke, Miami, Clark, Shelby, and Champaign counties
Closing costs: Sellers pay no closing costs; We Buy Houses Cash Dayton Ohio covers them.
We Buy Houses Cash Dayton Ohio does not appear to be accredited by the Better Business Bureau (BBB), but they do have a 5-star rating on Google based on a limited number of reviews. Former sellers praise the company’s efficient and straightforward process and quick closing timelines. “Within an hour, I received a fair cash offer for my home, and we closed the entire transaction in 17 days,” reads a recent review. “I did not pay closing costs or realtor commissions and I was able to sell my house and rent back for three weeks.”
Website: webuyhousescashdaytonohio.com
Phone number: 937-750-5055
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Dayton (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 US. 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 Dayton.
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 Dayton.
Closing costs: No prep costs, agent commissions, or 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 4.8 stars on Google based on hundreds of 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
MTGW Acquisitions
MTGW Acquisitions is a local, direct home-buying company based in Dayton. They pay cash for homes in any condition in 11 Ohio counties, including Montgomery, where Dayton is located. To get started, give them a call or fill out the form on their website. You can either schedule an in-person walkthrough of your home or send them photos of its interior. They will then present you with a fair cash offer, and you can select the closing date.
Locations: Dayton and throughout 11 Ohio counties
Closing costs: Sellers pay no closing costs; MTGW Acquisitions covers them.
MTGW Acquisitions has been BBB-accredited since 2021 and boasts an A+ rating. They have also earned 5 stars on Google based on a limited number of reviews. Former sellers commend the company for its professionalism and the smoothness of the selling process. “I had a lot of questions when it came to the selling process, and [Travis] was very knowledgeable with any of the questions I needed answers to,” wrote one reviewer. “The whole process only took a little over a month!”
Website: mtgwbuyshouses.com
Phone number: 937-503-8431
Simple Home Buyers
Simple Home Buyers purchases houses in any condition throughout the Dayton area. Located in Tipp City, they’re fully licensed and operate according to Ohio state regulations. They can present you with an initial, no-obligation cash offer within 24 hours of contacting them online or over the phone. If you accept the offer, closing can happen within seven days, or according to your schedule.
Locations: Throughout the Miami Valley, including Dayton
Closing costs: Sellers pay no closing costs; Simple Home Buyers covers them.
Simple Home Buyers has been BBB-accredited since 2022 and holds an A+ rating. They also tout a perfect 5-star rating on Google. Previous sellers have complimented owner Zach’s professionalism, trustworthiness, and patience. “[Zach] not only demonstrated a deep understanding of the complexities of difficult situations but also approached them with empathy and genuine care,” wrote a former client. “The transparency and honesty displayed by Simple Home Buyer gave us a sense of peace and confidence during a potentially stressful time.”
Website: thesimplehomebuyers.com
Phone number: 937-787-6007
Why sell your Dayton house for cash?
You might consider selling your Dayton house for cash if you need a fast, hassle-free alternative to the traditional market. This option is especially attractive when facing situations that require a quick and uncomplicated sale.
In Dayton, it typically takes around 78 days to sell a home on the market using an agent. That includes an average of 36 days on the market plus the typical 42 days a buyer needs to close on a purchase loan.
Compare that to the typical seven to ten days promised by many house-buying companies in Dayton, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always pay top dollar for the homes they purchase.
These companies are growing in popularity, particularly among sellers who lack the time for prepping, listing, and closing a home sale, which often takes weeks or even months. Here are a few situations where selling to a house-buying company might be the best choice:
- Job relocation: If you need to move quickly for a new job, selling for cash can speed up the process.
- Divorce: A quick sale can simplify the division of assets in a divorce and provide a clean break.
- Inherited property: Selling an inherited home for cash allows you to sidestep the complexities of traditional estate settlements.
- Downsizing: Ideal for seniors looking to move into retirement living without the wait.
- Major repairs needed: If your home requires significant repairs, a cash sale can avoid the need for costly fixes.
- Avoiding open houses: Sell your home without the inconvenience of open houses and showings.
- Foundation issues: A cash offer can be a solution for homes with serious structural problems.
- Facing foreclosure: Quickly sell to settle debts and evade credit damage caused by foreclosure.
- Problematic tenants: A cash sale can help you offload a rental property with existing tenants.
- Selling from out of state: Manage a hassle-free sale from afar without having to travel.
If you’re facing any of these situations, a cash offer from a house-buying company in Dayton might be a suitable solution. However, it’s important to view this as just one option among many.
Pros and cons of We Buy Houses companies in Dayton
House-buying companies in Dayton offer significant benefits, primarily the speed of sale and the ability to purchase your home as-is. However, the biggest drawback is receiving an offer that’s below market value, which might not reflect your home’s potential on the open market.
Ahead, we’ll discuss the pros and cons of using a “We Buy Houses” company in Dayton so you can better weigh your options.
Pros
- Quick closing: Transactions can close within a week or two, allowing you to access funds faster and move on with your life.
- Buy as-is: These companies will purchase your house in its current condition, so there’s no need to spend money on home improvements or repairs.
- No real estate fees: You avoid paying agent commissions and closing costs typical in traditional sales.
- Simplified process: The sale involves fewer steps and contingencies, making it less stressful and more straightforward.
Cons
- Lower offers: Offers are typically below market value, reflecting the company’s need to profit on the eventual resale.
- Limited negotiation: The initial offer is usually final, providing little room for bargaining.
- Potential for scams: It’s essential to vet companies thoroughly to avoid falling prey to scams.
- Impersonal service: The process can feel transactional and impersonal, lacking the support and advice a real estate agent provides.
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 you decide to sell your Dayton home for cash, the quality of service and integrity of the house-buying company can significantly impact your experience. Each company is different, and much depends on the character and reliability of the buyer. It’s crucial for you to thoroughly vet the company before proceeding. Look up online reviews, read testimonials from past sellers, and research how long they have been active in the Dayton market.
Before you commit to a cash offer, ensure you fully understand what you’re agreeing to. Carefully read the buying agreement to confirm there are no hidden terms or conditions that could negatively affect you later on.
HomeLight suggests you consult with an experienced local agent to get a better idea of what your home might be worth if sold on the open market. Then, compare it to your cash offer. HomeLight can connect you with a top-performing agent in Dayton. 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 Dayton home quickly
iBuyers
iBuyers, or instant buyers, provide near-instant home valuations and cash offers using automated valuation models (AVMs). iBuyers are ideal for homes in good condition, in areas with uniform housing. The sales process is mostly conducted online and takes just a few days to a couple of weeks. iBuyers typically pay closer to market value; however, major players in the industry, like Opendoor and Offerpad, tend to charge service fees of 5%–6%.
Listing with an agent
If your home could attract multiple buyers, consider listing with an agent. A well-marketed home can sell quickly, potentially above market value. Agents provide valuable insights through a comparative market analysis (CMA), often for free, helping you set a competitive price. Additionally, an experienced agent might find cash buyers willing to pay closer to market value for your home. If you’re open to exploring this option, HomeLight can connect you with top real estate agents in Dayton.
FAQs on Dayton house-buying companies
By and large, most We Buy Houses for Cash companies in Dayton 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 “We Buy Houses” companies in Dayton 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 Dayton ranch-style home could sell for $115,000 after repairs, but it will need $30,000 of work to get there.
($115,000 x .70) – $30,000 = $50,500
In this example, a Dayton “We Buy Houses” company might offer you around $50,500 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 “We Buy Houses” company in Dayton, you will likely be coming to grips with a double-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 it is accepted. Conversely, you’ll likely get less money overall for your home.
Because “We Buy Houses” 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 will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
1. Research and vet the house-buying companies that serve Dayton. Our list above is a good place to start.
2. Submit offer requests to a few of the companies you like best.
3. Schedule any required on-site property visits.
4. Compare offers. Weigh the pros and cons and choose the best option for you.
5. 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 Dayton vs. top Dayton agent
Another helpful exercise is to compare how a “We Buy Houses” 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 company in Dayton | Sell with a top Realtor in Dayton |
| Selling timeline | 7 to 30 days | 78 days average; 36 to attract an offer, 42 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-For-Homes companies often handle title issues | Must clear title before you can sell the 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 compiled one example of how net proceeds may differ between selling a home to a “We Buy Houses” company and an agent-assisted sale.
Let’s say your home in Dayton is worth about $115,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $140,000.
| Sell to a We Buy Houses company in Dayton | Sell with a top Realtor in Dayton | |
| Estimated sale price | ($140,000 x .70) – $25,000 = $73,000 | $115,000 |
| Market preparations | 0 | $1,150 (1% of sale price) |
| Agent commissions | 0 | $6,670 (5.8% of sale price) |
| Closing costs | 0 | $1,725 (1.5%) |
| Estimated take-home for seller | $73,000 | $105,455 |
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 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
- Selling to a “We Buy Houses” company in Dayton offers a quick closing and a hassle-free process.
- You can sell your home in its current condition, avoiding the cost and time of repairs.
- Selling directly to a cash buyer means you won’t pay realtor commissions.
- Understand that these companies often pay less than the market value of your home. Knowing your home’s value can prevent you from accepting a lowball offer.
- It’s important to thoroughly vet any house-buying company to avoid scams and ensure a fair deal.
- HomeLight’s Simple Sale platform extends no-obligation, all-cash offers for homes in nearly any condition in Dayton. With a variety of partner investors, it’s an ideal starting point for homeowners uncertain about who might buy their home.
Selling your Dayton home to a cash buyer offers speed and convenience, but it’s a good idea to gather several offers and compare them closely. This ensures you choose the option that best fits your needs.
Consulting a top Dayton realtor may also be beneficial. They can give expert advice on how fast and for how much you could sell your home on the open market. HomeLight is here to simplify your real estate journey and would be happy to connect you with an experienced real estate agent or vetted cash buyer when you’re ready to sell.
Header Image Source: (Michael Bowman/ Unsplash)
