Inherited
You stop paying for a house and get a fair price.
Lima, Ohio · Allen County
Sell Your House Fast in Lima, OH — Cash Offer in 24 Hours
USA Home Buyers buys houses in Lima and Allen County, Ohio. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You're going to get a fair price and not have to do anything. Just show up at settlement.
Call 888-274-5006 to talk about the house. Hablamos Español.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and tell us about the house.
BBB A ratingRead our Google reviews
Hablamos Español
Estimate what you would keep
See what you'd actually walk away with. We started with Zillow's typical home value for Lima, $152,442 as of August 2026 (Source: Zillow Home Value Index), and the local conveyance fee of $1 per $1,000 required by Ohio, plus up to $3 per $1,000 a county may add (a maximum combined rate of $4 per $1,000). Pick your home's condition, from light touch-ups to fire damage, and change any number.
Lima, OH illustrative estimate
Lima home sale calculator: what you'd actually put in your pocket
The sale price is only the starting point. What matters is what you keep after your payoff, repairs, fees, and other costs come out. That's your net proceeds.
The home value starts with Zillow’s typical value for the area. Your house may be worth more or less. You can change the value and every cost below. Adjust anything you know, including your payoff, repair or credit risk, cleanout cost, agent commission, and how long you expect to carry the property.
Starting-value basis: Zillow typical home value for Lima, OH (As of August 2026): $152,442. Editable estimate, not an appraisal. Source: Zillow Home Value Index
See what you'd actually walk away with.
Your starting home-value estimate may come from a public source when one is available. You can edit that estimate and each cost input above; your property's actual value and closing costs may differ.
Choose the condition that best fits your home, then update the value, mortgage payoff, and cost inputs with what you know. The local-cost input is an editable cost reserve, not a verified local tax rate.
Three simple steps
1
Tell us about your house
Share the address, what needs work and who lives there. Tell us when we can see it and when you want to sell.
2
Get your offer
We give written cash offers in 24 hours.
3
Close
Written offer and written terms before you commit; title-company closing.
Your situation matters
Choose the situation closest to yours to see how a direct sale in Lima could fit.
Foreclosure
Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think.
Fire damage
You keep the insurance money and don't have to worry about the house anymore — we'll take care of it.
Confirm how the proceeds and any mortgage requirements apply to your claim with your insurer and mortgage servicer.
Liens and back taxes
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing.
Tenants
You're done — no turnover, no repairs, no more bad tenants.
Code violations
The fines don't stop while you think about it. They pile up, they add new ones, and every month takes another bite out of what the property is worth to you. We can buy it quickly, violations and all, so you stop the bleeding and keep your equity.
Divorce
You only have to agree on one thing — the price. After that we handle the rest, so there's nothing to argue about over repairs, contractors, showings, or who pays for what.
Cash Offer or EZ Sale: compare the written numbers
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 | Written offer and written terms before you commit; title-company closing. | Written offer and written terms before you commit; title-company closing. |
| 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 Lima, OH calculator →
Questions about the two options? Call 888-274-5006.
Prices, timing and your selling options
Home prices in Lima
Homes in Lima, OH sold for a median of $141,000 for the three months ending August 2026 (Redfin). Repairs and condition affect what someone will pay for your house. Homes in Lima, OH spent a median of 44 days on the market for the three months ending August 2026 (Redfin). You still have bills while waiting to sell, including utilities and any mortgage payments. Allow time for closing, too.
Selling costs in Lima and Allen County
Ohio charges a conveyance fee when a house sells. State law requires $1 per $1,000 of the sale price, and a county may add up to $3 per $1,000. By law, the seller pays this fee. When you sell to us, we pay it.
For example, on a $100,000 sale the state portion is $100; a county add-on could be as much as $300, for a combined maximum of $400. Confirm the amount for a particular Allen County property with the Auditor or title company. Other settlement items, such as mortgage payoffs and prorations, depend on the property; review the actual figures with the title company.
Sources: Ohio Revised Code § 319.54 · Ohio Revised Code § 322.02.
What Lima sellers should know
If a Lima house needs work or you are planning a move, put those facts on the table early. Describe the house as it stands and the date you are working around, then compare written terms with the preparation and schedule of a listing. Market figures describe Lima for a specific period; they do not set your home's condition, sale price, or closing date.
Testimonials are real, from our transactions, verified and approved by our attorneys. Each seller's actual town stays with the review; these are not presented as Lima transactions.
What sellers say about USA Home Buyers
Who we are
Our founder bought his first property in 2004 — more than 20 years of buying houses. Lima is a market we serve.
We've helped homeowners in just about every situation you can imagine — thousands of times. When you're working with someone, you want to know they've seen it before. We have.
Useful Allen County offices
Allen County Auditor
Property-record starting point; ask which conveyance-fee amount applies to a property.
Allen County Recorder
Starting point for recorded documents.
Allen County Juvenile & Probate Court
Probate-office starting point.
Allen County Sheriff's Sales
Sheriff-sale information and notices.
Questions about selling in Lima
Do you buy houses as-is in Lima and Allen County?
Yes. USA Home Buyers buys houses in Lima and Allen County, Ohio, as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What happens after I tell you about the house?
We give written cash offers in 24 hours. You receive written offer and written terms before you commit; closing is through a title company.
How do the Cash Offer and EZ Sale options differ?
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.
What is the conveyance fee on an Allen County home sale?
Ohio law requires a state conveyance fee of $1 per $1,000 and allows a county to add up to $3 per $1,000. Confirm the amount that applies to a particular property with the Allen County Auditor or title company. When you sell to us, we pay it.
Will signing an agreement automatically postpone a sheriff’s sale?
Our agreement of sale will often get a sheriff's sale postponed so we can close. Signing alone doesn't postpone it automatically; we use the agreement to ask for the postponement, and it works more often than people think.
Can you buy a fire-damaged house, and what happens to the insurance proceeds?
You keep the insurance money and don't have to worry about the house anymore — we'll take care of it. Confirm how the proceeds and any mortgage requirements apply to your claim with your insurer and mortgage servicer.
Can you buy a house with accumulating code-violation fines?
The fines don't stop while you think about it. They pile up, they add new ones, and every month takes another bite out of what the property is worth to you. We can buy it quickly, violations and all, so you stop the bleeding and keep your equity.
Do I have to pay back taxes or liens before closing?
You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront.
Talk with us about the property
Call 888-274-5006 or use the form to tell us about the house.
Hablamos Español
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Share the address and tell us about the house.
BBB A ratingRead our Google reviews
Hablamos Español
Sources and nearby Ohio markets
- Redfin Data CenterLima city market measures shown above.
- Zillow Research dataSource for the Zillow Home Value Index.
- Ohio Revised Code § 319.54State conveyance-fee provision.
- Ohio Revised Code § 322.02County conveyance-fee authority.
- Findlay, OH market pageNearby Ohio market information.
- Bellefontaine, OH market pageNearby Ohio market information.