Compare the ways to sell your house
With an agent listing, you can offer the house as-is or make repairs first. Compare the expected price with preparation, commissions, buyer visits, and the time you want to spend on a sale.
If you sell it yourself, you handle the marketing, buyer conversations, and sale paperwork. You can also compare those tasks and costs with hiring an agent or speaking with a direct buyer.
USA Home Buyers offers a Cash Offer or EZ Sale. Compare the written numbers and terms with what you want to take on before choosing either option.
If repair work is part of your decision
Lancaster’s Certified Building Department says most new construction or remodeling requires a building permit and publishes inspection-request information. If you were planning work before listing, the City’s Building Department can answer permit questions. We can also talk with you about selling the house as it stands.
If a City code notice is part of your situation, see our Lancaster code-violations page for information about selling with a notice.
Cash Offer or EZ Sale: compare the written numbers
Compare who buys the house, possible visits, preparation, costs, and timing.
We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Swipe across the table to compare all four selling options.
| Factor | List with a realtor | FSBO | Cash Offer | EZ Sale |
|---|---|---|---|---|
| Timeline | Market-dependent | Market-dependent | 30 days or less | 60 days or less |
| Price | Highest, if it sells | Varies | Lower price | Higher price than the Cash Offer |
| Repairs | Repairs may be needed before listing or after inspection | The seller handles repair decisions | No repairs | No repairs |
| Commissions | Agent commissions apply under the listing agreement | No listing-agent commission; the seller handles the sale | No commissions | No commissions |
| Closing costs | Seller costs depend on the contract and settlement statement | Seller costs depend on the contract and settlement statement | No closing costs | No closing costs |
| Showings | The seller prepares for and coordinates showings | The seller markets the property and coordinates showings | None | Yes, partner visits |
| Who buys | Retail buyer | Retail buyer | USA Home Buyers buys directly | Goes to one of our partners |
| Certainty | Depends on the buyer, inspections, financing, and contract | Depends on finding and qualifying a buyer | You get a written offer and written terms before you commit, and we close through a title company. | You get a written offer and written terms before you commit, and we close through a title company. |
| Net proceeds | Compare the expected sale price after commissions, repairs, costs, and waiting | Compare the expected sale price after seller-managed costs and work | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. | Compare the written price after your payoff and other property obligations. No commissions. No closing costs. |
Compare what you would keep after costs with the Lancaster calculator →
Questions about the two options? Call 888-274-5006.
Ohio’s conveyance fee and other costs
Ohio charges a conveyance fee when a house sells: state law sets it at $1 per $1,000 of the price, and the county may add up to $3 per $1,000. The Fairfield County Auditor can confirm the current county amount. Read Ohio Revised Code §319.54 and §322.02, or contact the Fairfield County Auditor. That is the Ohio conveyance fee. When you sell to us, we pay it.
When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Talk through your options
Not sure? Call us — we’ll sort it out with you. You can also use the form above to tell us what needs work and what you’re weighing.
For a broader overview, read the How to Sell a House in Lancaster, OH | 2026 Guide.
What our sellers say
“My renters skipped out in the middle of my rental property needed 20k in work sold it to these guys instead good people”
“bought a fixer upper in akron and ran out of money place was torn down to the studs they took it off my hands and saved my credit highly recommend”
“Got ripped off by a roofer... didn't have the money to finish the job... they bought it with a tarp on the roof and didn't blink...”
Lancaster as-is sale questions
What are my options for selling an as-is house in Lancaster?
You can list it, sell it yourself, or compare a Cash Offer and EZ Sale. We have two ways to buy. A Cash Offer is built for speed, condition, and tough situations — heavy repairs, tight timelines, difficult circumstances. EZ Sale is often the better fit when the house doesn't need major repairs and you want a higher number. Either way, you compare written numbers and you pick what works best for you.
Do I have to repair or clean out the house before selling to you?
No. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Who pays Ohio’s conveyance fee when I sell to USA Home Buyers?
Ohio charges a conveyance fee when a house sells: state law sets it at $1 per $1,000 of the price, and the county may add up to $3 per $1,000. The Fairfield County Auditor can confirm the current county amount. That is the Ohio conveyance fee. When you sell to us, we pay it.
Where can I ask about permits for unfinished remodeling work?
Lancaster’s Certified Building Department publishes permit and inspection information. If you are thinking of selling before the work is finished, tell us what remains and we can talk through an as-is sale.
Have a question about your Lancaster house?
Call 888-274-5006 with a question, or use the offer form to tell us about the house.