Dayton, OH · Montgomery and Greene Counties · How the process works
How Selling Your Dayton House to Us Works
Tell us about the house
USA Home Buyers buys houses in Dayton, Ohio, in Montgomery and Greene Counties. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
Start with the address and what you know about the condition, access, occupancy, and timing. You can start the conversation before every property question is settled.
Prefer to talk first? Call 888-274-5006.
Request a Dayton cash offer
We give written cash offers in 24 hours.
Share the address and what you know about the property.
From the first conversation to settlement
The sale, step by step
Start with what you know
Tell us the address, the house’s condition, who lives there, access, and the timing you are considering. If there is an estate, payoff, lien, tax notice, or other issue, mention what you know so far. You do not need every answer or document before the first conversation.
Talk through the property and offer
We ask about condition, repairs, occupancy, access, timing, payoff, and who has authority to sell. We review the property and available sale paths with you. We give written cash offers in 24 hours. You get a written offer and clear written terms to review before you commit. If you decide to proceed, we close through a title company. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before deciding.
Let the title company check the details
We review title, payoff, occupancy, and who has authority to sell. The title company checks the deed, ownership and signing authority, mortgage payoffs, liens, taxes, and the documents needed for settlement. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim for money.
Review the settlement sheet and close
The settlement sheet shows the price, payoffs, liens, taxes, costs, and how the sale money breaks down. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers. Close as fast as 7 days when title and closing details allow.
You're going to get a fair price and not have to do anything. Just show up at settlement.
Two ways to sell to us
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 | 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. |
No fees. No agent commissions when you sell to us. No listing-agent showings are needed. For EZ Sale: Yes, partner visits. When you sell to us, we pay the closing costs. Mortgage balances, liens, back taxes, and your share of current property taxes are separate.
Compare the written numbers with an estimate of what you might keep after costs. The calculator lets you change its estimates to fit your house.
Dayton Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Ohio closing figures
Review the settlement sheet and conveyance fee
Read the settlement sheet before signing. It breaks down the price, mortgage and other payoffs, liens, taxes, costs, and amount scheduled for disbursement. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
Ohio charges a conveyance fee when a house sells. State law sets a required $1 per $1,000 of the price, and the county may add up to $3 per $1,000 (Ohio Rev. Code §§319.54 and 322.02). Dayton includes properties in Montgomery and Greene Counties, so the property's county determines which local fee applies. Ohio law assigns the Ohio conveyance fee to the seller. When you sell to us, we pay it.
Ohio Rev. Code §319.54 ↗Ohio Rev. Code §322.02 ↗
For conveyance-fee questions, use the Auditor for the property's county: Montgomery County Auditor — deed transfer ↗ or Greene County Auditor's Office ↗.
When the process gets difficult
We stay with the process
It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.
What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Questions and next steps
Dayton seller pages and planning tools
Open the page that matches your next question about a Dayton-area house.
Dayton Home Sale Net Proceeds Calculator
CalculatorCompare what you would keep from listing your house or selling as-is for cash. Change the repair costs, cleanout, monthly bills and closing costs to fit your house.
Dayton sale-process questions
Can I start the conversation before every property question is settled?
Yes. Call or send the Dayton address and what you know so far. Condition, access, occupancy, ownership, payoff, lien, or timing questions can be sorted out as the conversation continues.
What happens after I tell you about the house?
We give written cash offers in 24 hours. You get a written offer and clear written terms to review before you commit. If you decide to proceed, we close through a title company. Read the price, responsibilities, possession, timing, costs, and property-specific conditions before deciding whether to proceed.
How do the Cash Offer and EZ Sale choices 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.
Who checks title, mortgage payoffs, liens, and signing authority?
The title company checks ownership, who can sign, mortgage payoffs, liens, taxes, and the documents needed for settlement. A payoff is the amount needed to satisfy a mortgage or other obligation; a lien is a recorded claim for money.
What is Ohio’s conveyance fee, and who pays it when I sell to you?
Ohio charges a conveyance fee when a house sells. State law sets a required $1 per $1,000 of the price, and a county may add up to $3 per $1,000 (Ohio Rev. Code §§319.54 and 322.02). Ohio law assigns the Ohio conveyance fee to the seller. When you sell to us, we pay it.
How will I review the settlement figures?
The settlement sheet shows how the money breaks down. We always review the settlement sheet with the seller and walk through how the money breaks down so there is no confusion. We try to do that the day before closing so settlement is smooth; the title company confirms the final numbers.
Ready to talk through your Dayton house?
Call 888-274-5006 or start with the address and what you know in the form above. Questions before every property detail is settled are welcome.
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